I have a lender that will go as low as 1.5% over 3 mo LIBOR on multifamily, office, retail, self-storage, hotels, land with a plan, restaurants, car washes, and single tenant deals over $3MM.  

That includes power wash, caulking, primer, and 2 coats of paint. 

Things will go wrong in real estate; some folks wash out when they do, and other people grit their teeth and work through the problem--and become stronger and more experienced as a result.  

I guess if the way every other city remains solvent isn't working, try giving out free money. ??

So, it's a wash on paper.

I also have a tax account since all of my money is I-9 type, but that washes at the end of the year and whatever is left gets thrown into Bills or capex.

Only then was he comfortable leaving.You must become part counselor and part super-hero.   

They will give you the dirty laundry and you will inventory it, wash it, and fold yourself.

Wash, Rinse, Repeat.   

That sounds like a tough day, but it must feel great to wash your hands of that tenant and that situation!