I have a 2.1% 20-year fixed on my primary residence so I would not consider a cash out refi. 

My renewal with Burns & Wilcox is now at $3270.

Value and rents should eventually increase to turn cashflow positive and build your wealth.You're next learning experience will be, now that you are out of day-to-day management, how will you be able to handle the inevitable expense challenges?

Quote from @Brandon Morgan: hey guys I am new to real estate and I just got my first rental property this past year and have tenants and things are finally stable now.

They’d rather just trade toys on the sly and call it a day.3.

Using quality yet affordable materials can transform a space without excessive costs.I could remember working on a property an investor purchased.

That 4% cap rate on in place financials is a lie.  

I use a VA I've trained for over a year and she has good comprehension.

You can refinance into a FHA 203k or like @Jason Wray mentioned you could even use a Fannie May homestyle renovation loan as well!  

A large part of my work day was selling the courses and assisting the students.Learn By DoingNote and real estate investing is a learn by doing business.