Are there any options out there , to refinance without credit being a factor.  

Typically, I find myself cash flowing a few hundred dollars each month, with an ROI of 4-5% per year when factoring in appreciation.

To help you in your search: be sure to find an accountant that is willing to grow with you, and is not too high priced fee wise.

It sounds like your IRR is pretty low-- low cash flow and low appreciation (but don't forget to factor in the mortgage paydown to your return calc!).

Sorry to say, there is NO answer as it depends on so many factors. 

I've completed several condo conversions here in Columbus and the attorney fees were around $5k, plus you need to hire a survey company to provide you with a condo survey, and you will also need to hire an architect to draw up the final layout and measurements of the interior....both of these documents from the surveyor and architect will then become part of your HOA condo docs.

Don't be a pushover, How to properly vet a tenant, make them pay the house call fees, and do a monthly check and pest control if you manage it yourself to insure the home is being taken care of.

It's hard to quantify that factor.

They push you to pay $150 for a ad set up fee so your ads get set up correctly and not suspended specifically and when done all the ads get suspended by google and bing right away. 

Is the fee charged on actual rental income, or projected?