Will the Rehab that you have effectively done make up for a market correction thus allowing you to pull equity from the property to properly Repeat the process or do you just have to wait for the market to bounce back before you can refinance?

I want to have the tenants remove them and put in coin laundry.

@Andrew Schrader - If renting a house for $1,000 or house hacking a duplex with an effective rent of $200 were my ONLY options, I would buy the duplex. 

We signed a new one year lease that went into effect 90 days later.

(This has the nice effect of making them feel like they are one of the favorites, regardless of the whether they are or are not.)3.

Is it cost effective? 

Now they are removing one of the lanes on Market Street between State and Pearl where many of the new restaurants are. 

After the free mail, if they still forget the rent I help them move by removing them from my property.

If it's not a safety hazard, I would be inclined to just remove it. 

In effect you have tied up your cash to BUY cash flow.