Honesty, consistency and transparently with you tenants is always best. 

I started and I'm doing 2 deals a month consistently.

We've been consistently paying down these cards (never a late payment) for a little while, and if we decide to refi-cash-out we'll be reducing our monthly out-of-pocket expenses by 1000-1100+ possibly even more (even after the increase in our mortgage payment), so I totally hear what you're saying, I'm just not concerned about not being able to pay the payment.

Tell them if you perform the punch list now that they will get their security deposits back sooner. 

They're not going to want to give you the good deals at first unless you can somehow convince them that you're a closer, but a consistent effort with some patience will have you getting deals thrown at you left and right :)

Anyway, if he is a long term tenant and pays consistently that time each month then enjoy the consistency.

My focus is seller financed performing notes so I can learn the business first with lower risk investments.

A lot of the gas lines in those old homes are 1/2" but I find you can get away with a 3/4" adapter and 3/4" hose from the valve to the heater - no cold spots, just consistent hot water PM me and I'll hook you up with my contacts.

There are too many variables to give a one-size fits all answer.Personally, I would put $1M into commercial syndications (money backed by a hard asset that historically performs well in market turmoil) and diversify the remaining $1M across notes, NNNs, SFHs and some S&P 500 index funds.

I'm also extremely skeptical if they aren't interested in me and my performance/experience or the deal, but focused primarily on receiving their upfront fee.