I will bet they ask you to take less commission on their property.

They might opt to stay but I'd bet they will not be happy and will not make pleasant neighbors.  

I also have a security system in the safe room to protect it.

In what universe does holding onto assets in what you deem as an economic uncertainty a good or safe plan?! 

High Yield SA (such as Fidelity) would be a safe, yet liquid solution. 

To be safe, I would use 60% rent goes to expenses other than mortgage.The low appreciation markets and their cash flow is typically a trap for OOS investors (mostly newbies). 

:PYeah it's pretty safe to say that residential appraising is fundamentally broken.

Some people will look at a building and see a dump with a low return on investment while others will see a huge opportunity to renovate and make great money.For this triplex here are some questions to ask yourself:Do I believe in the local economy (this is important as I believe any real estate investment is fundamentally a bet on the local economy)Do I think rents are going to steadily rise over next 5 to 10 years?

Happy to offer my opinion but you know your life best so keep seeking opportunities that you're over-looking.Unfortunately, hard money or private money looks like your best bet thus far.

Best bet would be to walk a couple contractors through and see what the estimates are.