@Trevor Stone You're exactly right, the my teammates and I spent together not only brought us closer but allowed us to perform at a higher level because we trusted each other. 

You can use roughly $40/month to estimate the costs of holding a performing note.

I am un-suppressing it because …Guess what they didnt pay so now they are in default and don't have to perform any of the settlement requirements and a writ of restitution will be served on them SOON I hope.

Just in case someone else doesnt beat you to it, and perform redeemption, which happens 99% of the time in my area.

It just means you may have to clean the house to get it performing where it needs to be, no problem with having to do that!

As they say in the investment world - past performance does not predict a future resultsHow will things look when the market interest rate jumps 75 basis points and expenses continue to rise with inflation?

@Matthew Adams, Whether to sell or refi simply has to do with the performance of that property you own. 

I know STR's that don't have pools don't perform nearly as well as one that does so factor that into your rental comps. 

Your PM will affect all aspects of your asset's performance and shouldn't be an afterthought! 

Unless your refi rate is substantially lower than what you have now, a refi will only drive that performance lower.