We fired the first PM that PLACED her because they did a terrible job.

Make improvements, get the property stabilized and then refi into agency debt.

She has a good-paying job, and her employment has not been affected. 

Property appraised value increased substantially with improvements and new higher rental tenants

Have someone who doesn't live in the home walk through and itemize the things that need to be fixed or improved.

I've made some improvements to the house since I've bought it.

I’ve had investors that initially bought SFRs in CA and accumulated about $400k - then sold the properties and now are actively buying fixers, small homes and value add properties where they use the $300k to purchase and improve and make between $200k to $300k per year in gross profits when selling a renovated or improved property.

If you have room in your panel, it's a $100 -  $200 job

We both work W2 jobs and don’t use the income from these investments.

I on the other hand am begging for him to try a cpa since there’s alot of new concepts with maintence vs improvements etc for tax purposes.