I don't think your first property needs to be perfect, but doing the work in advance gives you the possibility of refi (in a good rate environment) or more equity on a HELOC.

Your monthly corporate rental rate is $2800 per month and you have an 80% occupancy rate. 

However, prices for a comparable 5-bedroom home in Washington are significantly higher, likely around $1.5M or more, which would mean taking on a new 30-year mortgage with 6+% interest rate and limiting new investment opportunities.2.

Like our other class B shares (we also invested in Praxis), they stopped paying out pretty quick when the interest rates when up.

The house is a new construction in a Class C neighborhood.The tenants pay late rate ~50% of time, they damaged part of the garage, they have people not of the lease living there, and they leave trash in the yard.Part of me wants to keep these tenants because:-They do pay eventually-I don't want vacancy-The turnover costs could/will be high-How much more damage could they do?

Your existing low interest rate mortgage is an asset that you likely won't get again.To Your Success!

There are also case by case opportunities within the North Phoenix market where rental rates are stronger. 

Refinancing: If the lender doesn’t approve, refinancing under the LLC might be required, but LLC loans typically come with stricter terms and higher rates.3.

.: The fees are about market rate for PM companies although the repair is a little high imo - the issue sounds like they procured a bad tenant.

If so what are the interest rates on those debts?