Hiring that tenant/friend would be far less costly and quicker than hiring a lawyer and should you end up in court your original tenant would testify he sublet the place...he owes you after all.If you do not have the grit to go that route then your first step, along with lawyer, is to enter the unit (with proper legal notice) with a friend(s) and a good camera.

This man spits out gold but you need to go through his posts to dig it up.

Do you put security cameras up? 

I know there's the liklihood of interest rates going up, but they aren't going to jump uo to double digits this year. 

Plus when you're paying double digit interest I highly doubt these properties will pencil out.Lastly, you realize that cash out refi will only allow you to pull out up to 75-80% of purchase price or appraisal value.

Time to trim the fat and find ways to innovate.I’m interested in digital door locks that are on the market (like these).

@Ashley Gish I agree with @Justin Frank... mid single digit interest rate on student loans is relatively cheap debt.

@Dan Burstain I have seen you posting these figures of small single digit declines are the worst case scenario for Austin and citing historical impact from the Great Recession.

Once you get use to the platform it easy to manage, create templates, do background checks, built-in digital signature, application process, notifications for you and the tenant when past due or contract end dates, online payments work great for my tenants and having a maintenance portal to manage issues simplifies communication when tech will show up and it has a decent reports and tax generator (i said decent not great). 

Store digital currencies in it