Only caution is if they don’t have checkbook control and there’s a time crunch going through the custodian can cause delays and red tape to deal with.  

Along with a kiddy-pool sized litterbox in one corner of a room, cat urine and feces in the OTHER corner of the room on the carpet (newly installed by the seller when I bought), and a smell that made my eyes water walking in the front door.The lease has a clause for Tenant-Caused Damages resulting from tenant negligence.

While replacing the toilet, a burst pipe caused Cat 3 water damage that rendered large part of downstairs kitchen and upstairs bathroom unavailable and cordoned off for repairs .

On the other hand, tenants tend to cause damages when moving these appliances in/out, so having them in place may be safer.I recommend you look at what others are doing in your community and price point.

It’s not advertised, then I deny someone cause I don’t like them for some reason etc.  

She's also likely to be causing your tenant in the lower unit to have a higher heating bill.

My concern is doing the cash out refi on my other rental and causing a new and much higher payment on it that I can't just pay off like a loan.

And that something caused you to change that intent.But a 1031 exchange would allow you to sell this property and buy any other type of investment property anywhere in the US. 

Pro rata is the best but it’s definitely not the fairest and it causes the tenants to be upset, for good reason. 

Guest left all windows and door open in our cabin in -15 degree weather when they left causing a frozen pipe.