So to me, the refi seems a ways off and probably isn't good justification to hang onto the property. 

The one thing I will do to my units to make them more attractive to tenants is I will spend a little bit extra to put in slightly (but not extravagantly) nicer finishes ... things like brushed nickle hardware instead of brass or chrome, laminate floors instead of carpets, etc. and keep my units in good condition ... therefore, even if I charge market rent it is a good deal since my units have slightly nicer finishes ... if I take pride in my units and they are in good locations, then I find it will attract quality tenants who will also take care of my units, and no they do not leave when I raise rents up to the max the market will bear.

It might not hurt to hang some sturdy hooks on the wall for guests to use as well.

They will let you hang to dry. 

Stop hanging out with your deadbeat buddies that spend all day drinking, talking sports, and otherwise wasting away.

So, I think it definately takes more savvy these days, but there is still low hanging fruit in the Carolinas, Georgia and Florida everywhere I look. 

If you can afford to hang on to it, do some value add and be okay with less than ideal cash flow for the first few years, you should still do fine, but most people want that instant cash flow.

I also had non-paying tenants that owed me, HVAC unit needing replacement, large trees hanging over property structure that suddenly died due to beatle infestation and college tuition due all at the same time.  

I didn't see groups of people congregating on porches or street corners, nor did I see any kids hanging around ... because they're in school like they're supposed to be at 11:30 AM on a weekday. 

These folks often have "pocket listings" and different FedEx route opportunities, both on and off the market: https://capitalbbw.com/categor...Best to do your homework, and the first year is not the easiest, but once you get the hang of it, it's well worth it.