That is why I am wanting to raise the rent to the market value of $875 sooner than later or I will not be cash flowing at all.  

This would bump up your payment by ~$10/month, but pay off the property 10 years sooner. 

That would have been much much sooner had I jumped in full time, but I'm sure still a few months at least.  

All tenants leave eventually sooner is better than later when rents are below market.

That will happen later than sooner.

@Justin Brown, I do indeed boulder, and I have been planning on checking that gym out here soon! 

If she's truly making up stories, others will figure it out sooner or later on their own. 

It's like saying you want to show people you're a long-distance bike racer so you hop on a stationary bike at the local gym and start pedaling away.

I’m new to the whole sooner and I purchased the mojo dialer and bought a list soon I’m ready to call.

Also the rates are usually adjustable and term shorter than a 30YF.Refi possible advantage if you favor + cash flow rather than being debt free sooner, depends on your equity and amount you're looking to pull out, you might be able to take out the cash you need and still end up with a lower pmt than currently because you're re-upping for a new 30 years.