I’m thinking of selling while prices are still high , and paying cash for a multifamily or 2 separate properties to get a better ROE than I have now, however .. if I’m patient rates will come down in a couple years , not to 3% , but perhaps that’s my better strategy , then I don’t have to sell and pay capital gains, I can rent this place out & buy another with a refi at 5-6% is my guess - thanks !

And my tenants are paying these off for me while I collect much more cash flow.

My tenants can pay rent with cryptocurrency, of course! 

So any cash you take from the exchange to pay yourself back for those expenses will be seen as taking profit by the IRS and they will be taxable.If any of your vendors are willing to wait and put those expenses on the settlement statement then they might be eligible depending on what your accountant feels. 

We do not want to pay because the damage is her fault.

This unit will be 100% cash flow since the upstairs 3 bed 2 bath unit already pays for all property expenses.

Seems like it would make enough to pay debt service and you could get your cashback and still cashflow/appreciate.

We have some short term debt we need to pay off at the end of July (300k).

The guest called it nit-picking and I can see her perspective, and offered to pay for the sheets.

Tenant placement is by far, THE MOST IMPORTANT service any PM can do for you:  find a qualified tenant in the shortest amount of time who pays on time and takes care of your investment.