They are: verifiable income of $5,550 per month, good reference for previous housing history, pass credit check over 650, no outstanding past due obligations, no recent (10 years) bankruptcies, a clean criminal record, and no previous evictions."

But, you still have the loan outstanding...Also, I don't know why you added the whole part about the $2k/mo less... 

However, if you're debt outstanding is significant then a rate term refi might make more sense if you plan to hold onto it for a bit. 

I imagine there were lots of great looking spreadsheets presented to investors in 2022 and 2023 promising outstanding returns and some of those deals are now in trouble.

But anyway those 12 states generally will have a carve out for TRUE PML who is lending their own money and its usually a limit of something like 3 loans a year no more than 5 outstanding at anyone time.. other wise a license is required even for those not holding themselves out as a lender.

Damn it, sign an affidavit affirming that you disclaim any and all homestead rights in the property and be done with it.      

Tenant already left but amount still outstanding.

And and now, there just aren't any good fish on the market.Your proposed solution then is, "Give me the damn paddle, I'll do it myself".Now read that paragraph again, but instead of fisherman, change it to "wholesaler". and change the word fish with "deals".Do you see my point?

What you can do, is put a clause in your PMC allowing you to put a lien against properties as some protection from owners leaving you with outstanding balances.

Damn.