You are getting some good cash flow, and trading up for higher value properties is something I've considered (I've got twice as many properties as you and getting about the same cash flow - more management headaches, but they are bread and butter median income rentals).A few options I see:1.

Your ARV LTV is between 60-65%, which is bread and butter to most lenders also.Talk with many lenders and find one that matches well with what your strong points are (credit score, potentially income, potentially reserves), that you believe you can work well with (responsive, knowledgeable), and that has some experience to complement your lack of experience.

The one with particularly ugly brick(black, oranges, yellows) I matched the brick to Behr Pumpkin Butter and painted the wall around the fireplace as an accent and painted the rough cedar mantel something different, lighter creamy yellow.

My leverage on it will be extremely minimal;  one years' income would currently cover 4 years of carrying costs, and barring something like an atom bomb, I see no reason I wouldn't go into year 7 with at least 2 years income stashed.Since this isn't my "bread and butter" type of work, I just don't have the years under my belt of following the industrial market here.

@Chris Prefontaine @Vince MayerMy bread and butter is fix and flips, so hard money is normal for me. 

It’s my bread and butter and I’m retired at age 37.

However, it was to butter me up to the "real" classes and mentorship that ranges from $15k-$49.

negotiating has really been the bread and butter for me.

Desperate people, properties and circumstances are their bread and butter.

@Adam Schneider, Meet ups are my bread and butter.