$3000 sounds pretty high to me for the area.Downside is you're renting to someone who can't pay rent...and has money challenges. 

Budget carefully, prioritize high-ROI renovations, and adhere to strict timelines to maximize profitability.

We also signed a “Notice to Terminate” which states "The property management agreement shall terminate effective May 14,2024.

Additionally, high-income earners with modified adjusted gross income (MAGI) over $250,000 (married filing jointly) may be subject to the 3.8% Net Investment Income Tax (NIIT).For 2025, bonus depreciation is at 40%, so consider leveraging it for eligible property assets like appliances or fixtures to accelerate deductions.

Many of these lenders allowing 2nds behind them are more expensive capital (10's - 13's in our current market [high rates - but now showing signs of coming down]).

Last 2 years single family has continued to increase due to limited supply even as rates are where they are (which is not actually high).

Byrna    it has an effective range of 60' 

Keeping rehab costs in check means focusing on high-impact upgrades like kitchens, bathrooms, and curb appeal, while avoiding over-improving the property.

Don't put a high list price based on what you want, needs to be based on solds

Refinance is one way to do it, if you want to avoid getting new debt because cash flow is high look into lease options to buy or executory contracts.