We only own 1 duplex where we've directly encountered this same decision set.Broadly I think you've summarized your options correctly. 

I'm going to take a stab at summarizing some of the main elements of the proposed regulations given to us by the IRS yesterday.

If they die, disappear or go to prison it can make it hard to sell or refi the property.To summarize, I think it's a strategy that can work in some circumstances but it's mostly better to avoid it.

Some other are receipts of payment.Summary: To summarize, the landlord has already kept $5200 security deposit and asking for $2800 more.

But suddenly my $200 free cash flow has turned into -$850 while I cover the mortgage and utilities and try to find a new tenant.So, to summarize free cash flow:House #1 was +200, currently -2600House #2 currently +900House #3 was +700, currently -1100House #4 (primary residence)House #5 currently +300 but unevenHouse #6 currently +600House #7 currently -400House #8 was +200, currently -850In other words, when things were going as planned, my real estate investments were generating about +2500 per month beyond what was needed to cover the mortgages and pay expenses.

Minimal encouragers - yes, OK, Uh Huh, I see Mirroring - listen and repeat back what the other person has said Labeling - give the other persons feelings a name and identify with how they feel It/you seems/sounds/looks like Paraphrase - repeat back to them what they said in their own words Summarize- combination of rearticulating the meaning of what is said plus the acknowledgement of emotions underlying that meaning = paraphrasing+labeling Applying deferenceGeneral Negotiation is about letting the other side get what you want Yes is nothing without how How am I supposed to do that?

Yes, @Carol Kotchek, you summarized it correctly, better than I, and I'm glad you have a CPA that understand it as well. 

this article seems to summarize the issue.... its weird that rentals outside the downtown area are charging similar rent without the convenience or updates these new complexes are offering.  

@Will Gaston excellent summarization of what a small credit union would typically require.

Super helpful in learning how to build excel sheets and summarize the data in a digestible way.