Like I've said, if it just means I leave things as is and don't get to use the refi amount to buy more houses instead, then there were way more troublesome ways I could've learned this lesson about what refis cost.

Even non-recourse debt still leaves the asset at risk if you're dealing with an inexperienced or unknown syndicator/sponsor. 

If your carpet is still serviceable, leave it alone!

The other 2 tenants have indicated they will be leaving when their lease is up and they both smoke.

That leaves you with a very small tenant pool.To take a step back, why are you planning to sell and move to a more expensive house?

If it was a case where a long term tenant was leaving piles of trash on the property (yes had this happen to me once) to attract pests that is a different story.

I knew that it was undervalued when I bought it.Generally speaking, brokers make cash flow seem rosier than is the actual case by leaving various expenses out. 

He helps out with the trash and keeps an eye out, so I was cool with leaving him alone while I concentrated on the other units.It was okay till I finished renovating a couple of the other units and created storage and laundry in the basement, where their studio apt is.

The house is 1200 sqft and we'll be leaving the attic alone and focusing on the basement and 1st floor, which is where the 3beds/2baths are currently.  

Do some people just leave grout between the drywall and the tile?