Combine that with insurance raising rates not just for dropping licensee count, but also to cover increased lawsuit risks.

Then, just three weeks before closing, my largest commercial tenant—who brought in as much monthly revenue as all 25 mobile home tenants combined—announced they were moving to a location closer to their main office.

We have tried multiple local collection agencies, and we have not received a penny for over a hundred thousand dollars of bad debt submitted to them.We keep hearing, "It takes time" but it's been well over a year with the most recent one.

Or buy and force appreciation or buy and paydown debt with cash flow..

Debt will get paid down, rents historically will go up, and values historically will appreciate. 

So for example I'm very conservative and don't want any debt on them because I feel this hardens them in case of a severe recession.

This was last year and shows the balance to be about $8000 What kind of debt is it? 

I've calculated the lump sum costs to be $9,500 for buy and sell combined and a monthly reduction in cashflow of $347 due to the new loan and taxes.

At the same time, someone else reduces your debt, and you get to use the tax code to improve your tax situation legally.  

If you have a lot of equity and little cash flow, you should consider accessing that equity to use elsewhere.Another factor to consider is your interest rate on the debt.