My goal is either to lower my interest rate which will help lower my mortgage payment which helps in increasing my monthly profits or pulling equity to make improvements to the rental and invest in other investment properties.

What does " . . and must treat the seller as a customer, . . " mean? 

This would increase my monthly cash flow immensely.

As rent increases with inflation, the rest of your numbers will follow.If buying a condo, thoroughly review the financials and make sure reserve account balances are in line with the most recent reserve study.  

Consider, Cost to turn the unit, cost to advertise, down time, and chance next tenant would be any better than this one.I think your late rent issue a few times is small compared to what you could end up with.M2M and let her ride. do rent increase in Spring so your chance of turn will come at better time for you.

It doesnt mean they are making money, what is does mean though is property prices are increasing because of it.

Rents have increased here quite a bit but much less inventory from what I've researched.

Looking to increase my knowledge in real estate to for both personal and financial gain.

Slowly increased rents flipped on the 5-7 yr mark.

Any new laws coming down about increasing property taxes?