Do I pull the trigger on a refi now and hope I can get by the next 2 years without any major incidents?

The tenant informed me that he could not afford rent because of his brother’s funeral expenses, and that he could not bare to live there after the incident.

That episode cost $2k.Another incident of sink and dishwasher clogging a few months ago in the kitchen, but no leak, and The PM got it fixed.In early May 2020, during the worldwide pandemic and lockdown, apparently, the Washer leaked and the entire living room, master bedroom and guest bedrooms floors were damaged and had to be replaced.

Pair that with the higher incidence of Covid  rates in the southern states and California as we're seeing, then unemployment could start to skyrocket again due to re-closures of retail businesses. 

Example: I’ve seen widely publicized “studies” suggesting X breed is more dangerous where the methodology was literally watching evening news and recording reported incidents...

lI did a search for Lincoln St in the scanner group and these three incidents were reports of gunshots since Feb.  

Don't let this one incident slow you down. 

He is a disabled Vet and it was a PTSD incident.

Sorry to hear you’re going through this ordeal with your tenant, but I don’t see where you have any grounds now to file an unlawful detainer action for the smoke detector incident. 

Perhaps they could include an "urgency" drop down and maybe offer a tiered pricing offering where large portfolio manager like yourself can just pay to get more of those P1 support "incidents" per year.