Study, study, do, assess, lick wounds                                                Study, study, do, assess, lick wounds                                                Study, study, do, assess, attend REIA's                                                Study, do, do, study, strategize, network                                               Fail, Fail, Fail, maybe one more course, Fail                                                Study, Study, do, assess, hang in BiggerPockets                                               Work, Study, Study, Do...                                                 

Or does it just turn a gaping wound into a bad cut?  

An autopsy showed the man died of a gunshot wound to the head, according to the complaint.The landlord’s daughter reported to police she saw her father’s car in the parking lot of Monterrey Express, 3101 S. 13th St.

As well as I wound up in higher end RE, which is just frankly more expensive to flip, which frankly demotivated me for a bit.

Sorry, I feel like this is salt in the wound at this point.Even though you bought it as a primary, five years of using it as a rental would qualify it as an investment property and allow you to use the 1031. 

If you want to get out of the rental business...then you have your answer :)Sell now while the market is still hot, lick your wounds, take your cash and start over with something else!

I wound up finding the best to be Behr Marquee (about $50 gal) Usually a 1 coat job.I had a Rep from Zinzser tell me to get it, said the pigment was ridiculously good, better than theirs.

I included an escalation clause in our first deal and wound up having to pay an extra $15K out of pocket.

I wound up not doing a BRRRR though so I don't have first hand experience with a cash out refinance with them. 

See if this may rectify the situation and if not, lick your wounds, eat some birthday cake and keep moving forward.