I also think the market is so slow that if an investor is paying attention they will see a trend forming and can react in before there is material shift in values. 

One of them accidentally paid for January rent because of auto pay and is now requesting it back.

Either he's paying rent or isn't. 

Turns out, the right marketing found renters who appreciated the quality and were willing to pay a premium.

Learn to control your spending and pay off debt.

If the deal is good enough their may be enough returns to pay investors as well as yourself.

The management company stopped sending statements and stopped paying me rent at some point. 

You have to pay people to do things for you, you would normally do yourself.

On another note, I don't like the idea of paying all-cash. 

To get to the ARV of $250,000 , I am assuming as follow:Because you spent $15,000 in renovation, I am assuming you increased the Initial value of the property at 30,000 bringing it at $230,000Add a 8.69% home appreciation for one year $20,000Estimated Home Value After 1 Year:$250,000Refinancing Breakdown:New Home Value (Post-Appreciation): $250,000 New Mortgage Amount (80% LTV): $200,000 Existing Mortgage Balance after 12 months: -$158,035 Assuming 3 Months Interest Penalty for Breaking Existing Mortgage: - $2371Total Cash Pulled Out: $39,594, allowing you to recover to pay a portion of your initial investment of $63,548, leaving $ $24,015 in the deal.Many new investors mistakenly believe the BRRRR strategy ends after the cash-out.