Until you establish a relationship with a GC, it may be hard for them to come give you an estimate every time you want to estimate a deal. 

They are profitable, modestly so, and the real opportunity here is long term. 

Especially with a long-term hold approach.

At 6.41% your refinance is not really gonna help you and I would only refinance if you are in it for the long haul due to the costs of refinancing. 

Also, any suggestions on Long Distance Property management?

Here's a breakdown based on your examples:Carpet, Vinyl Flooring, New Toilet, New Vanity, New Tub: These items are typically considered assets because they are permanent improvements to the property that provide lasting benefits.Plumber Labor for remodel: Labor costs for installation or repairs are generally categorized separately from materials.

Take a more long-term view, what happens when you continue to reinvest your cash flow and make your assets better?

Long term I want to buy and hold. 

Hello, long-time reader of BP, first-time poster!

I do usually charge more for MTM than year long leases but it’s probably only $100 or $200/mo more.