@Grayson GrzybowskiI recommend checking out the BRRRR calculator. https://www.biggerpockets.com/brrrr-calculatorThis will show you the key metrics before and after refinancing a property.

There is a robust community here in town though for STR/MTR - I highly recommend connecting with the meetups and the locals that are STR experts!

I would recommend reaching out to hosts in the areas you are looking at and see how it has been for them.

At this point, this tenant sounds like they're all bark with very little bite - I'd just keep documenting everything in writing (as it sounds like you've been doing) and sending everything to them via email as a backup as well, and only involve the lawyers if the need actually arises (e.g. if they file a rent escrow action; if you need to start eviction process for non-/partial payment; if you get them to agree to a mutual lease termination; etc).If you do end up going with the carpet replacement option, I would also recommend going one step further: in addition to replacing the carpet and the padding underneath, also take that opportunity to put down a coat or two of heavy duty Killz on the subfloor before the new carpet gets installed. 

The other lesson I learned is that the right fit for me in this investing process is to long term hold the properties I purchase, rather than flip them, unless market conditions are so good that flipping makes sense.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

@Grant Francke Here is what we recommend to our clients:For Landlords- Have two bank accounts one for receiving rent that is received from Buildium and another bank account for everything that is not received or paid via Buildium.- As Buildium has all the details of the tenant, there is no use duplicating it in QuickBooks.

Does anyone have recommendation on home equity loan lenders around the area to unlock the equity in the house. 

I would recommend to look at the midwest sub 500k towns that have strong workforces and a good number of folks moving to them.

It seems that he has been able to list his properties pretty easily in the past and doesn’t recommend Craigslist.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?