This is going to sound harsh but if tenants lock themselves out, they're on their own. 

I think many folks are employed by some chemical plants in the area.

I hate to be harsh but ....Leasing a car is foolish and costly  .

Not to be harsh, but if you don't know what RUBS is, you're under-educated for multifamily investing.

We source our water directly from the county and flow our sewer to the municipality, we have no well/lift station/treatment plant or any chemicals.

Google "suicide cleanup service" because property owners and managers have to deal with this harsh reality of human nature sometimes.Back in the 1970s, I was a volunteer at a crisis intervention hotline (non-professional with a few hours of training by the real professionals).

If you think you can get better returns on something else by selling or it would be dragging your cash flow down too much to keep it after a refi, then sell.1031 has some pretty harsh time constraints that can add pressure to you if you are already in a market that has low inventory or a lot of competition.

thanks, Stephen i started it just hours ago and am going the poured-concrete route.put a bulkhead (shower drain) in the middle already of the framed 'pan' with 3" recycled abs leading to my garden irrigation channels.pretty much the only chemicals that will get added to the grey water will be very dilute antibacterial bar soap and the occasional leak while showering that cant wait after a few beers gardening under hot socal sun so hopefully the system's ecofriendly to.

A bit harsh but perhaps its true.

Not to be too harsh, but try to really understand what a catastrophe that car payment is.