Do I pull the trigger on a refi now and hope I can get by the next 2 years without any major incidents?

Gotta pull the trigger

I started working for the company I'm with now in early 2000 as a document specialist and exchange compliance auditor and stayed for nearly 10 years.

Either way, I pulled a bit of capital together so now I finally have money to pull the trigger on something.

Banking regulators don't like it, bank investors don't like it, and bank compliance people don't like it.

Property is assessed by the city at $56,300 (maybe the sale will trigger the property to be reassessed at closer to the sale price- common in my area). 

The hard part is making sure you navigate all of the asset restrictions and compliance rules to certify that your fund actually does qualify.

However, keep in mind that when you move out, that is a change in use and if the property has significantly increased in value it could trigger capital gains tax which would be taxed at a rate as normal income.

We haven't had garbage fines, it is the noise ones and we have language in the lease that the tenants pay all municipal fines for ordinance non-compliance and if they fail to do so we will pay and charge it back to the tenant, deducting from deposit if need be.

Another problem you can run into is that you can encounter (more) problems trying to evict this person for non-compliance of the lease rules before the term is up if they've paid for the full term.