Extract your capital and do a 1031 exchange into a MFR that can generate better returns.Some notes about your analysis:Since you already own the property you'll be able to refi pretty quickly, but in a typical BRRRR you should expect at least a 6-month seasoning period before a lender will refi based on a new appraisal.You're missing the following expenses:CapEx, should be around 15% when combined w/ RepairsManagement (10%) always include this even if you plan to self-manage at firstVacancy (8%)These additional expenses make you cash flow negative, even at 60% LTV, which is why I recommend selling this property.

Rates are low and you have solid equity to extract so now would be a good time.  

Really, I'm looking for a way to extract and build upon the equity I already have in real estate.

In addition to using all of my immediate savings (which was not much at the time), I got a HELOC to extract every last drop of equity from my primary residence, borrowed the max from my 401K, borrowed the max against cash value of life insurance, obtained a "emergency" salary advance from my job, and maxed-out my credit cards.  

But then I have to pick through 4200 grandchild pics on the SD to extract a couple of our recent rehab!!!

You put your properties in, but extract cash regularly for your personal expenses.

Cap rates are extracted from closed sales and identify what a NOI (for a one year period) sold for expressed in a percentage.4. 

Should I try to extract any further provisions? 

I'm a Licensed Realtor in the Los Angeles region who analyzes and extracts Bulk data from MLS and private listings to determine the best Cash Flow, Rehab, and high ROI properties currently on the market.Looking to create a team of like-minded people interested in sharing the knowledge, experience, and wealth that Real Estate Investing offers. 

I do have a couple of recommendations for you though; Ask the listing agent ' Is there anything aside from price that the seller would prefer to have in an offer,' such as Specific closing date, or a lease back so that they may find a replacement property, etc....I have found this to be a very effective way to extract some of the seller motivation.