I aim to refinance the loan under conventional investment terms to avoid the high interest rates associated with hard money loans.With an excellent credit score, securing a loan shouldn't be a challenge.

High prices + high mortgage rates + low inventory is making this a challenge.

I've personally sold 3 properties with them thus far and have high praise. 

Now that it's a rental the home barely cashflows due to expenses and the high mortgage.

I would prefer to self manage to avoid the high poperty management fees (I think its around 10% + 1 month leasing fee, etc.) and I also worry that the property manager will likely not be as dilligent in finding high quality affordable vendors, etc.I see 4 major pieces of work1) Tenant finding: I feel comfortable doing this remotely.

I highly recommend you paint the doors and trim.

Like many of you, I am frequently contacted by syndicators raising capital for apartment building acquisitions in distant markets.

Defining the class of the neighborhoods is the tough one to start that grade C out for...I have some clients unused to the mid-west who are used to high-end suburbs who consider our better areas a B- area.Personally, I classify the C- anything I verify I have easy access to my spare magazine before I enter a vacant property.

I would just communicate that you strive to maintain a high quality property and charge under market prices.

The issue with high interest rates is they are even higher for foreign investors.