I have them under separate LLCs with individual accounts as of now because they are all unique properties that are also kind of businesses.

@Roger, your situation sounds unique and could present some issues if there is a loss at the location.

We have a very unique, and challenging real estate market in the New Orleans area.

I know this is a potential out of the contract since they lied but I will table that option for now.The annoyance I am dealing with and found out is when I called her current landlord owner to the property which she is renting not a property manager he did not have a lot of nice things to say, but the supposed wife of this man gave a super rave review and he did say his wife was the primary person that deals with them. 

Given the rapid price increases in my market (South Philly), I am wondering if it makes sense to take some chips off the table and either sell 1-2 places outright, or simply do cash out ReFi (places would still be positive CF positive after refi).I am leaning the refi route as it will help me accumulate more properties, while I also expect modest appreciation in the coming years.

A few of the challenges we had to face on this project were: keeping the historic exterior paint color, white with unique teal trim.

If you have a shi**y product, it's going to be empty, or you're going to be leaving money on the table by collecting less than you could (rather, giving up a high return on your capex improvements).Whenever I defend 'slublords' people think I am one. 

However, always good to talk to an attorney as every deal is unique.

That ensures they exercise the option (if that 2 years of lease is what you are after) and that if they break early you didn't leave all that money on the table.

Are you going to pay them under the table?