My suggestion to improve your cash flow is to find another bank/lender.

Everyone thinks they can paint but there's a big difference between a professional paint job and a non-professional one (the latter usually actually damages the property instead of improving it). 

My strategy would then be to lease at least two of the renovated units, increasing occupancy to 90%, which could improve the chances of securing favorable terms for refinancing.I haven't pitched it to the seller yet.

The biggest issue with Stessa is that it sounded like they had very low transfer maximums(making it difficult to pay people) but it looks like they've improved a little bit on that.

Your credit score will be worth improving to acquire better financing options.

I was overwhelmed with projects at the time but paid $35,000 and sold two years later without any improvements for $125,000. 

It's so bad that my last purchase was in Indiana, which was my first OOS investment, and likely will continue to look there if the market doesn't improve here.  

At the same time, someone else reduces your debt, and you get to use the tax code to improve your tax situation legally.  

New and improved and looking to make it the best ever this year.

I retired in 2008 with 21 years in the Air Force.13 sales in your first year is pretty impressive, particularly for someone on active duty.