I'm not factoring in a percent for vacancy, repairs or capital expenses.

if there is lots of interest, they can say to you "that's a nice list of 'issues' your inspector found - give me asking price, or find another property. i'm not making any repairs or lowering the price."

Run a good business, keep you properties in good repair, have good paperwork.

However, what I would suggest based on your expertise as a contractor is going into a semi-fixer upper and make minor repairs to boost equity as well as savings. 

When the transaction closes, the purchase is funded, and we set aside additional funds in an escrow account to pay predetermined professionals to make any required or desired repairs or upgrades to a property AFTER the buyers settle on the purchase transaction.

Before doing so I spent hours on the phone with Marco discussing the loans, use of funds, risks, management teams...I also spent time researching Marco and Norada. 

Without substantial renovation or repair / forced equity, I doubt that since almost 12 months ago you have enough to do a DSCR cash out refi.

@Jaren Woeppel , after looking at the available local options, we continue to self-manage although we export a number of tasks, ie. answering the phone.

-I inform the Water district that our repairs are done. 

As the owner of Oz Realty, I wouldn’t recommend any other property manager in Toledo to take you on.Most companies don’t allow landlords to use their own contractors for repairs due to internal operating inefficiencies.