Should I refi and get extra cash immediately or should I refinance and lower my payment to build better cash flow?

Refinancing is always an option but don’t want to be timing the market.

Explore Exemptions and Deductions: Take advantage of any available exemptions and deductions for which you qualify to lower your property tax bill.3.

The recorder's office line has 5 different options so each time I called I pressed the next option sequentially leaving the same voice mail - what's the procedure for receiving the title deed and of course my contact details

These types of tenants often do this because they don't want to save in advance, so they take the rent owed to you and use it to put down on their next home.Recommend you do a better job of communicating to the tenants that you will pursue every legal collection option if they don't pay last month's rent.Also, why are tenants NOT staying with you?

Non-residential properties have a few extra options compared to residential properties.However, before looking at the accelerated depreciation (100% bonus is a form of it), you need to figure out if you will be able to take these losses.

As best I can I point out either evidence of issues if we can see them when we show homes, so you don't waste inspection and option money on homes you end up not really wanting to buy.   

The Southern portion of Irvington is not as well regarded and rents are lower than around Washington Street and directly North of that area to 10th Street. 

@william @William R Bebout Jr happy to help you look at your options here.

Most (including us) are going to have a lower-end limit of $100K.