Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

How do you approach finding off-market deals?

A few other things I'm considering;- I don't need the extra cash flow to live and am just approaching it to remove the high mortgage interest, but also hedge risk that the current stocks might tank in a few years.- Could take all current cash flow and a few thousand a year to pay off the property in 5-10 years.- Hold for a bit and 1031 into something else but am fairly confident there is not much appreciation to come on this property.

So I get your hesitation to be too demanding and your desire for the problems to go away as fast as they can, however since you have NO property manager ( I don't use one either), it is incumbent that you take a more ACTIVE approach with management of your property.Let's review your situation.  1st time leak occurred, you sent a plumber over to find the problem.  

What would be my best approach, I assume find a private lender and work out some deal with them.

FINANCIALS: End of January we will be 100% debt free and we have a personal emergency fund saved.

However, if they can adopt most/all your properties I think you also established a stagged approach to increasing their rent.

We like the approach of helping people to create good notes that we would be interested in buying if they decide to sell. 

Your personal loan has a 5 year balloon period.  

The trick is to know the market and have a solid strategy for your approach.