The refinance is especially important if you build enough equity to get rid of the PMI (20%).

It's listed below coz the sellers are moving out of state and want to get rid of the house.

Get rid of this tenant and stop the bleeding.P.S. the money you are losing each year is more than you would pay for a professional property manager.

I see it WAY too often person who got a property, analysis based on STR revenues, found out they suck at hosting, revenues are never what expected, feels like work, and than when try to shift to standard rental there deep in the red because standard rents are a fraction of that hopeium STR revenue, but there "stuck" with a property, a mortgage bill, and are than searching to break even or paying $ to get rid of property...... 

If she continues to send pointless communications, ignore her or get rid of her.

I'm not a big Landlord and have debated paying her off to get rid of her.  

- Why can't you buy now and use savings to pay down your mortgage balance to get rid or PMI?

Get rid of them , the roots are right next to the foundation 

If they are on month-to-month leases, give them a 30-day Notice of Termination (or whatever your state law requires) and get rid of them.

This will get rid of any bad (more issues with check or cash customers) customers and will also expedite the collection process, versus "the check is in the Mail" adding a week to our process currently.-  Risk-   There is very little risk of going backwards by both raising rents and moving people to autopay.