There’s huge retal income potential if you nail that balance between improvements that wow tenants and improvements that merely look fancy but don’t justify higher rents.I’d also keep an eye on how your high end plan fits the local demand.

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). 

Even if such a loan existed (which I doubt), once Vincent self funds all improvement costs, finance charges, carrying costs etc., I doubt he's any better off.

If you can’t find something with significantly better returns, holding might be your best option.Alternative to sellingIf you’re hesitant to sell but want to improve returns, check if the current rent is at market rate.

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

Check out my profile.  

Centralize your back office / use remote employees / VA where appropriate to cut costs and improve service levels / responsiveness.  5.

I need to update my deal profile but I moved here 2020 first buying a house hack and then slowly buying one rental a year until the last year and a half.

I would imagine that this economic profile is very similar to much of Northern California and many other rural areas.  

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.