I am profitable right now (cash flowing between $1200 and $2500 per month depending on the season), but don't have any desire to raise my monthly payment with a cash-out refi (nor am I likely to match my current rate).

They raised it and it is in the wild. 

My second question is do I get a more energy efficient and raise rents but now include heat in their monthly rent?

Who would ever invest.. now that they have not paid as agreed of course they are going to find it difficult or impossible to raise new money in the fund you invested in..

No evictions, no turnover, and have not raised rents (honestly feel like I'm near the upper end already). 

However, prop 13 is a gift to long holds, my interest rates are high 2s or in the 3s, and everything was financed (cashed out) between Dec 2020 and Dec 2021 (when the government tells you they are going to raise interest rates, it is generally a good idea to believe them).

There are less renters now so OP might need to compromise on the lease cost, so imo I would rent it at an attractive price now, and in 6 months raise the rent to market.

I hope to have my 6 flex appraised and pull a LOC out sometime next year, granted I have a mortgage on the property but I've raised NOI by quite a bit.

Make sure you get professional photos because the bar has really been raised for midterms over the last year. 

It can be frustrating especially when they pick their own inspector and they are totally clueless, raising alarms over non-issues.