They lost track of it on their tax rolls, thats why they didn't sell the debt or foreclose on it.

For example, you can't give a holiday gift to only who you think are good tenants because one of them would post "Thanks Sam for the $25 AMC movies GC my boy friend and I saw Avengers last night xoxo" then your other tenants who didn't get a GC will feel left out.I visit my properties once a month for regular maintenance, mostly for little stuff, like changing AC filters, test smoke alarm batteries, test GFCI receptacles, pour bleach down AC condensate drain lines, exercise water supply stop valves, feel under any drains to check leakage, test water heater T&P valves, etc etc etc...they do not need to be done monthly but that's what I do at each property. 

I’m holding on to this property pretty much forever.For others unfamiliar with the IRRL, there are a couple guidelines:- if you pay for points, you must be able to recoup in 36 months - VA funding fee is .5% that you can roll up into the loan.- You do not have to be owner occupied.

We have not seen a fraction of it yet...wait until testing in mass finally starts.

I am done with excuses and am ready to roll up my sleeves and get in the game.

I did not authorize asbestos testing and do not believe the house is ridden with asbestos. 

Of course, no one knows what the future will hold.Personally, I'd roll the dice and plan to refi once you're fully stabilized.

Long story short the SEC came up with the HOWEY test to determine if a contract meets the definition of an investment contract or not.

The answer is yes if you can answer yes to any one (or more) of the following questions:1 - If you refinance just the amount owed, and your monthly pmt goes down enough where the added CF is > or = the closing costs)2 - If you refi just the amount owed, and you can roll the costs into the loan, and their is still added CF.3 - If you do a Cash Out, and the amount "cashed out" is greater than the fees, and the CF doesn't go down.4 - If you do a COR and the amount "cashed out" is greater than the fees, but the added CF recovers the added cost within the first 6 months.If the answer is "no" to all of the above questions, then my answer to your question would also be "no"...unless there's another scenario I missed.

If you stressed tested your numbers, and you can't leave the $ in, then you need to get a better deal (reject the counter and go back to your original offer) or walk.