It sounds like you really cover all the bases when making these decisions.

Usually you try to the do the refinance after you purchase the replacement property.

During one of my rehabs they made me replace a brand new window I installed because it was 2 inches short from code.

It sounds like to need to get rid of this tenant.

Sounds good! 

Letting contractors in, checking work out, doing something myself when the person who promised to do it doesn't show up.it sounds like you've ruled in-state out but why not un-rule it out and pick a market you don't have to fly to?  

One of the issues is that the floors were replaced as part of the rental in 2022, but months later they began to feel soft.

An experienced RE investor has a better understanding of what is a sound property, market trends, and how much should be invested to reach your overall goals.I'm not in Georgia, so I can't offer a state specific set of pros and cons. 

It sounds like I just need to find a senior partner to work with to bring good deals that has the capital and experience to help me close on deals for 3-5x returns.

Sounds like you should be shopping for a HELOC that you can tap for investment money.