Selling the property has also crossed my mind, but I'm mindful of the tenant's situation.I plan to raise the rent again by 15% in May when the lease renews, but I'm unsure if that's the best course of action.So here's my dilemma:1. 

You may also have to pay a broker to rent it, when usually the tenants cover that during peak rental season (May-July for 9/1 leases).Good thing is once it's rented you should almost never have vacancy if you're mindful of re-listing it in a timely fashion.

Could I change your mind if I told you that 80% of people who work with mentors achieve their goals?

Mind if I DM you?

What has your ROI been like if you don't mind sharing?

In my mind if you have these issues if I was the seller I would let  you cancel and get your EM back  not your inspections and other things but EM yes.

Just be mindful to keep relationships with your tenants strong.I’m curious... if you had to pick just one route right now..sell, refinance, or optimize..where do you think you’d lean, and why?

As you indicated, make sure you leave something in the plan for contingencies (absolute minimum of 10%), and keep in mind the cost to hold during the time it's under construction and being marketed.Make a plan, check it twice, and decide if it's worth the effort. 

Simpson and Spax come to mind.

Nathan keep in mind not everyone is a landlord most litigation in RE is between partners and investors suing GPs etc etc.