Life happens, people get caught in the middle, and while I may have a giant heart, when it comes to business, you can't always let that dictate your actions.I actually just had a very similar thing happen.

I ran numbers on a lot of these "cashflow states" and real life they don't cashflow much of at all when running out of state with management/leasing and accounting for property cap/ex such as averaging out cost of roof, hvac, etc. and accounting for turnover costs.

Life happens and a reasonable tenant will appreciate that you're working hard to fix things.

Trust me, that lender is going to factor in vacancy as it's just a part of real estate investment life. 

You're under no obligation to arrange your life plans around the tenant.

I’ve switched to another PM and she has made my life extraordinarily better.

Siding has a service life.

I have lived in the Flatbush area all my life and with gentrification going on in this area, you can choosey in the types of tenants you want.

Life and Disability. outside of employer provided benefits.Next, max out on employer sponsored retirement plans

I definitely love how creative you can get with funding real estate deals which then crosses over to other financial aspects of life.