This would avoid the bank, although insurance could still be an issue I suppose. 

If you are around Seattle, we can also plan a coffee.

That should be an offset for the costs you need to pay for closing.Also - I wouldn't really consider real estate taxes and home owners insurance really a "closing cost" because those have to be paid regardless whether you refinance or not.

(rather you could re-negotiate, but the tenant does not have to).Cash for keys might be an option...but I would rather go for the send them to collections for back rent and then offer to forgive that if they get out now...aka if you think you can maybe pay them $5k to leave, they would maybe take it (make sure they are out before you give them any money btw) but you may be better off letting them know that they owe $12,234 (making numbers up) in back rent, and possible property damages which is getting sent to collections.

I think it's a matter of dealing with it in whatever way suits you & your business best.Also realize that this can and will be an issue in any tenant segment, whether they pay their rent through Section 8, their own income (market tenants) or their parents' money (student housing). 

Interesting studies where people who were given a free coffee mug valued that mug at far more than they were willing to pay for an identical mug. 

Hey @Shelby Bybee I am in Lubbock so I get how managing something in MO would be an issue potentially.

This could be an extra expense, as the tenants that I'm referring to also have a large back due water bill that's unpaid.  

Not sure if I can offer any info or help but I’m always down to grab lunch or coffee or something!

Chicago's such a large city that there will always be an abundance of deals......we just have to find them.