I rehabbed it with no interest credit cards and convenience checks.

There are a lot of sellers who will still choose the speed and convenience that a wholesale transaction offers vs a traditional retail offer even when they are presented with both options.  

The property is zoned B1 convenience commercial and has proffers stating what types of businesses can be located on the property.

They denied the claim based solely on the the first issue and conveniently ignored the second one which is the one that provoked the clogged toilet.

Having a truck on hand is very convenient. 

So invest in what will keep quality, high paying tenants that are willing to pay for the convenience/lifestyle of living downtown.

Michelle, my recommendation is that you require all rents to be paid online   Online payment is instant, convenient for all, and leaves a permanent online record. 

You're basically gambling on the property a) not depreciating or losing value in the between your purchase and refinance and b) leaving A LOT up to chance with the appraised value coming in higher than your debt outstanding, and doing so with a significant enough of a margin where you're either not coming to the closing table with cash or cashing-out.

So its really a convenience service. 

Furthermore, since we don't plan to live in this place long term, any chance of enjoying the benefits of refinancing when rates drop eventually are also a gamble.