Wash, rinse, repeat every 3-5 years.Personally, I think the best thing you can do is to be open minded and ensure that you have options.

If your considering raising rents by a large amount, maybe you should wait until the end of the year as an eviction could possibly push you into winter, where your pool of potential  good tenants will be low. 

How do you feel about the westside community reaction especially after pushing out some of the large box shops in the past?

Even if it is not a savings but close to a wash, I would still consider the refi because it would give me the ability to substantially increase the limits on my existing HELOC. 

See if they are flexible to push back the date if necessary.

Mine did too at first, but reality set in after a few months of washing dishes in the laundry sink, and having plastic hanging in the shower, her enthusiasm waned.I'm not suggesting you don't do it, just pointing out that the idea of it and the reality of it are not necessarily the same. 

The casino/hotel industry has really pushed into the convention industry more than gaming for some time now as a means to diversify.  

The total debt service would be basically a wash with current NOI, and cash flow would be low even with the higher NOI, but it'd be 100% OPM.

Maybe it just needs to be washed with a vinyl rejuvenation cleaner versus painted.I would post a picture here on BP and get some opinions.

Thanks for this extra push!