We've had the same tenants the last 18 months.Rent: $1,350/monthMortgage, Ins, taxes: $960/monthOur initial plan/goal was to acquire properties and hold them for long-term (20-30 years+) to essentially have the tenants pay for the mortgage and we would make a decent cash flow profit annually and then eventually have a solid asset (trying to diversify investing, e.g. not having everything in retirement accounts/stocks)Just recently the A/C had some leaks and is pretty much on it's last leg and needing a replacement (quote of ~$8-$9,000 installed + fixing leaks in duct work).

Solid numbers.

I read the story as well, and to the vast majority, it seems to be a waste of ones life.

With fiscally responsible administration, the needless waste will be trimmed. 

Tell them filing of the eviction papers is simply standard policy.The eviction process takes time and you do not want to waste a minute.

This obviously will up my equity a lot but will also up my cash flow a lot.I won’t do this forever, just a couple years to give a very solid base to do larger commercial projects

A little stricter on their requirements than a VA, but I'm sure you could still find a solid deal around there. 

I feel like I made a solid investment based on the cash flow but how can I use the BRRRR method if my appraisals are coming in so low in comparison with the cash flow?

If you've asked him to vacate, you may or may not be able to collect rent for following months that he is "holding over".Just don't waste time.

Pittsburg seems solid as well.