By renovating and bumping rents, you are effectively forcing equity into the property by making it more valuable than when you purchased.

So if my tenant cannot pay their rent for an extended period of time, why should I be forced to stay in an unhealthy relationship? 

One important thing to note, you will be forced to turn around and use the proceeds from the sale to purchase new properties pretty quickly in order utilize the 1031 exchange or pay capital gains tax.

Between the interest rate and it impacting your DTI it just is asking for trouble. 

The fact that the windshield shattered, to me, is evidence of a strong force, such as the garage door abruptly coming down.I feel I should also add that this tenant did not ask for a thing from management.

Brute force and perseverance will of course win the day eventually but add a little brains to your brawn and success will find you sooner.

The COVID stuff forcing more work from home will eventually take a toll on the urban market as more people find a reason to continue to work from home even after it may not be required.

I think it would only hurt me more if I didn't learn these things early on because one way or another I will still be forced to learn.

CoC is 9% ($90,000/$100,000), but since two years have passed, the return percentage is negatively impacted.

I see significant bounces between 3% usage and 10% usage - most people say stay under 30% but the lower you go the better and does truly have a big impact.