I worked with her while she was cooperative and kept the lines of communication open, but over time she fell further and further behind and would make payment commitments and then not follow through or just ignore me.

I apologize if this post comes across as ignorant or naive, and please forgive any flawed misconceptions I may have. 

Ignore him..he probably should've googled "mortgage fraud" instead of being an uninformed internet police.Anyway, back to the relevant topic..I don't believe the cash-out refi at this point would be your best use of your equity.

Most of our tenants have it, but some of our inherited tenants ignore the request. 

I have constantly remind myself to ignore the money and assume the closing may never happen until the cash shows up in my account.4. 

So, in your case, you are selling for $1.5 million in sale price you must acquire a direct interest one or more replacement properties with a total value owned by you of at least $1.5 or greater (I'm ignoring closing costs to make the discussion easier), and you must reinvest all of your equity of $1.0 million in the replacement properties. 

Correct me if I'm wrong but thought if you're the sole owner of the LLC that has a rental business, for tax return purposes the LLC is ignored and you file on Sch E of your return?   

So many people are dog-piling the off market and new listings that the older MLS listings sometimes get ignored.

That's $20,000 you can "save" on your rehab cost - it will not make much of a difference for the ARV bank appraisal; as long as the roof is still okay and the windows have a fresh coat of paint the appraiser is likly to ignore those.

https://www.attomdata.com/news/market-trends/u-s-foreclosure-activity-down-24-percent-in-august-2019-14th-consecutive-month-over-month-decline/Ignore their very misleading headline and take a close look at paragraphs 4 and 5.That looks like gathering storm clouds to me...Proceed with caution.