Moral... buy right and manage well.

From my personal experience having grown up with parents who have owned real estate in the Bay Area since before I was born and now a landlord in the Bay Area myself, being a "low class" tenant has really nothing to do with your financial status, but rather one's personal ethics, morals, etc...Throughout the years my family has had tenants from all walks of life, from all cultures and financial backgrounds.  

I know it's not much, but it's free and might give you a little boost in showings.

IE if the ROI is 200% after 2 years and then gets allocated annually, boosting our credit and providing a modest income to 5 people.

I started investing time in SEO for my organic results in google & yahoo but that path was time consuming and that industry can lead to many disingenuous methods to boost results.

He's teaching people with limited moral character that it's ok not to pay your bills.

Moral of the story, if the investment property is rented out, you are in fact carrying two full mortgage obligations (new loan applying for and existing investment loan) one loan is offset by the renter in place.  

I saw a lot of people who were looking at taking losses or just breaking even on their slow flips get saved by that rapid come up in prices that boosted your profits. 2.5 years process though, that would drive me nuts.

I think I could have picked up an extra $1MM+ in RE in this last downturn if I would have boosted my knowledge and connections with BP earlier!

Our choices seem to be:1) Refinance to a 30 year mortgage at a higher interest rate (which might not be so bad since we have been paying down the mortgage heavily).2) Purchase a duplex (townhouse) and house hack, allowing us to boost our savings by drastically cutting monthly expenses, then selling our current house.3) Do nothing with our current house/mortgage and use the cash we have saved to buy an inexpensive multi-family (will still need financing).