The remainder is rent and if it's not enough we can collect it in court if we have to evict.

My office/shop was rezoned shortly after I bought it.  

That said shopping around is a good idea, and you might check with Shelter Insurance, as they have some of the best rates in the midwest states that they operate in.

Recently they rebuilt the entire downtown with all new restaurants, bars and shops.

Some banks charge monthly maintenance fees, but if you call and shop around you can find banks that don't charge monthly fees.

Ie: take a dust mop and wipe them and then go back over everything with the bristle attachment on your shop vac.  

I don't think they're going to be moving out and are just waiting until the court date on the 11th.Would appreciate any advice or thoughts on how to play the remainder of this out -- personally I want to just let the court do its thing, but this issue has stopped me from starting my plan (sell, use proceeds for next 2 properties) with them in it.

In my opinion, these kinda people either have no idea what they want, unrealistic expectations about price, or just REALLY like to window shop. 

You may have taxes due when you sell the property you “stepped up” to. 2 ways to avoid future tax:Roll the sale of the 2nd property into ANOTHER 1031 Sell the property through a CRT (charitable remainder trust)Things to consider before doing a 1031:Consider paying the current capital gains tax. 18% (low as 8%) historically low.Consider depreciation of new property.

A transformer blew near their fabrication shop, so they lost a week of work and couldn’t catch up.