When you have a duplex and tenants on both sides stay for ten years, it almost guarantees that something isn't right.I would study your market and determine the value of your rental, because I bet you are losing money every month.

I’m hoping to find more success in Phoenix, but as you stated, the old fashioned way may be my best bet.

I bet if it were your grandmother or relative in that situation you would think differently.

I would check with Dennis Kahn at Homestead Mortgage or another popular mortgage broker here, Zach Starnes or there are several other lenders that can re-fi off appraised value much sooner than 1 yr.

Like contact cases, wrapped toothbrushes among other things.They do get used and I am sure they are appreciated.They might not state it in their 5 star review, but I am betting that it creates positive thoughts and that helps the reviews.

I’m betting on it.  

Then your best bet are probably community banks which have more flexibility (albeit worse terms) than larger banks and also worth looking into are DSCR lenders.

Now if you've followed things this far kudos, and I bet your feeling some lumps.

Looks like biting the bullet and getting an engineer may be my best bet.

Fire pit with string lights is very popular.