The rehab on your primary will help with the cash out refi, there will be a new appraisal which should reflect the higher market value. 

The poor rent growth is reflected in the property values.  

You got the first part down on the Know by door knocking. but I would dress in a manner that is reflective of the community you are door knocking in.

Tenant B, the upstairs tenant, complained a couple of weeks ago that tenant A was smoking cannabis on the patio (it is explicitly against the rules of the house and is in the lease).

If so, you must report the sale on Form 8949 even if you have no taxablegain to report". 8949 reflects the depreciation which transfers to Schedule D.In this situation, I do not believe there is a need for Form 4797.

What you consume, mentally and physically, you will become.Your quality of life can be a direct reflection of your thoughts.

@Andrew Steffens super helpful reflections, thank you so much for taking the time to share, I appreciate it.

I think you should do some self-reflection and really contemplate your investment goals.

Guarantee of their work.No one likes their PM, but probably not a place to go cheap....I think often smaller and local is better than big and broad for PM.None of this is a reflection of the company you asked about....I don't know much of anything about them...

I would recommend that your lease reflect a flat rate fee - for example, my lease states that I need a 30 day written notice if they are moving out while in an active lease, there is a $500 early termination fee, and the tenant is responsible for the rent until a new tenant is secured (this helps to encourage the tenant to leave the property empty and in good repair).