Again, this is due to how long it was taking to get work done, the quality and lack of communication (I'm happy to post examples as well), and frankly, the quality of work expected once I realized how many things I was not told about before the purchase.However, you did not offer in any way to address issues left by the prior tenant and made it clear that it was my responsibility.

This is where you can significantly increase the value of the property by making improvements that attract quality tenants and justify a higher rental price.

Ask yourself: Do you know ANY highly successful real estate investors or sales pros who sleep in, waste time, and still crush it? 

I highly recommend you start going to meetups.  

The monthly cost is high, but we currently are cashflow positive about $1,200 a month.

If it's a high dollar home, then no more than $1,000.

and you will have many many applicants assuming the quality of the rental and the rents requested.  

JP Ruiz: Knows more about 401ks than anyone I’ve ever met…crazy smart, articulate, highly inappropriate sense of humor.

Since you are in an expensive market, commissions will also be high so you should be able to cover all of your expenses with just 1 deal basically, maybe 2. 

note a lender at high LTV may not desire a lot split.