I am waiting for more details on the actual problem, but this quote seems really high. 

Are their listings detailed with good-quality photos?

I may be able to help you identify quality contractors, etc.

6.3% (purchased last year) I'm not sure about a cash out refi cause rates are still pretty high at the moment 

When you're fully ready for analysis check out the renter analysis tools and don't be afraid to post questions and ask for help, everyone is really supportive :) A good first step and great lending resource (super important in today's market) might be to check in with my lending guide and bestie of 20+ years @Joseph Chiofalo they lend nationwide and he's very patient with newbies and can help craft a workable plan towards portfolio growth.

For example, there are quality oceanfront homes for sale (as of this post) starting in the $650k price range. 3/2 slightly dated, but walk down your private stairs to the sand.

However, it might be difficult to discover houses with solid cash flow in high-appreciation areas.

Bigger Pockets- There's a rent estimator tool on Bigger Pockets under tools. 

I highly recommend attending a few local meetups and get to know other local investors.

If you have a high end rental and want the best coffee maker, this is considered to be it. $17.99 Amazon Echo Pop smart speaker - https://www.amazon.com/Introducing-sound-compact-speaker-Lav...Hehe, so this is a good price on this little guy.