You can add 2 tenants and a current one goes dark so spinning wheels over 5 to 10 year hold and blending cap rate up slightly over time.

Maybe at an 8% coupon blending your effective rate up and reducing your overall cash flow (albeit with no equity). 

I'm thinking a blend of owner financing and rent to own of some kind.

Since we are between tenants, I figured I'd take their move out inspection and have an enjoyable weekend patching and fixing up the place myself - besides, I filled all the nail holes and little dings, then painted it with matching paint and made sure it all blended it, I doubt the PM's painter would be nearly that perfectionist.  

for this reason, to blend the models can be overly complicated AND inefficient. 

You can check housing around Mesa community college where you get a blend of tenants.

Also not sure if there's trim paint included in that isn't really itemized but blended into the wall paint pushing the overall rate higher.The question you should be asking yourself is whether all of the work performed was actually required.

You can negotiate the seller portion at a lower rate and have a lower overall blended rate ( 6% bank rate + 2% owner rate = 4% blended rate).

I have a blend of LRT and STR.

maybe try at Synchrony or Huntington when you are ready and get a fixed larger HELOC and then look at blending whatever that rate is with your 4.75.