.: What is the target acquisition price and how much capital do you have ready to deploy immediately?

I can lend up to 100% of the purchase price and 100% of the rehab costs for experienced investors on 1-4 unit properties.

  $3000 sounds pretty high to me for the area.Downside is you're renting to someone who can't pay rent...and has money challenges. 

Any who argue FOR exploitation of these people to "defend low prices".....

I did not pay for the course or get any deeper because I figured 1) High return = high risk, and I am at a point where I can't afford to lose that kind of money; and 2) I didn’t see a value in a course- why not network with local investors who need down payment, and work it out directly on a deal that I could more easily underwrite?

Chances are very high that you are not claiming tax losses that you should be.There are many ways to create relationship problems and one highly successful one is mixing business with pleasure. 

At that point in time the market was still hot for properties at my price point in my buy box.

A good PM can often get higher rent to offset their cost because they manage at arms length compared to the owner who may be worried about charging market because it’s “too high”.

What you paid for it and invested in its upkeep are not factors for pricing/selling a property. 

Refinance is one way to do it, if you want to avoid getting new debt because cash flow is high look into lease options to buy or executory contracts.