I think there were very very very few people who thought interest rates would go from 3 to 8% in about a year. 

$40,000 x 25%(assuming a 25% interest rate on credit cards) = $10,000This is more than the annual cash-flow that you are getting from the rental.I would look at a way to paying off the credit card debt asap.Look to see if you can take a HELOC on the investment property(likely difficult).If you can't you may want to consider selling the proprety.You will also feel a lot of relief of not having credit card debt hanging over you.What is the interest rate on the car loan?

Other KPIs and considerations you should evaluate when talking to any lender who offered private placement of loans/notes are historic default rate, how quickly they can place your funds (do you get preference over their income funds, for example), average interest rate - borrower note rate and what is passed through to you, are loans serviced by a 3rd party servicer or in house.

On a daily basis I get questions from investors/property owners about the rental rate for their rental property.

Don’t chase rates.  

This is to get your tax deduction at a higher tax rate.  

My basic underwriting making some standard assumptions on HOA expenses, 20% down, 7% interest rate, 30 year mortgage, utilities, supplies, and maintenance costs shows a loss of about $22k per year if you are self managing.

They are short term loans, usually 6-12 months, high rate, interest only payments. 

It is going to be near impossible to cash flow on a property with 100% financing, especially if that partners rates are above conventional rates.

Charge the tenants a higher rent rate and include utilities with their rent.