What all these numbers show is the market is not dead nor is it brilliantly healthy.

If your actual cash flow is positive and there are unlimited oppertunities then it could be argued that cash on cash is the more important meaure but since knowing actual cashflow is only possible in retrospect it is important to have healthy cashflow projections.I consider cashflow a safety net. 

As long as there is healthy cash flow to cover all expenses plus the mortgage, you are fine.

Due to current interest rates, a cash out refinance seems like a very bad idea, and it would destroy what is currently a very healthy monthly cashflow from that property.

That sounds like a very healthy return for the investor considering the projected turn around.

I would say, especially in today's market where prices are sky high, if you can find a property that lets you refi out all of your initial investment and still keep a healthy cash flow, including adequate reserves, while rented, you are doing quite well.  

 $1k for one day is a healthy check for an already vacant space.  

That's a healthy indicator that local infrastructure, CoL, and future opinion are in view positively by the local population. 

I would settle the the 180$ with them, and walk away with a smile.

I figure in 6 months, I will be a better borrowing candidate as my debt to income ratio will be back to a healthy level.