So you get way better bang for your buck and there is still positive cash flow and deals that hit the 1% rule. 

I think there's a path to refinance that would flip me into positive cash flow, but I'm coming up short on ideas. 

If you do have enough other income then you dont even need to lease out this property to start your refinance.However if you dont have enough income to qualify with no rental income offset then yes you will need to obtain your lease(s) and security deposit + 1st months rents deposited before you can utilize 75% of this gross income - your monthly PITIA payment (in terms of qualification on this property refinance.So all in all Id make sure what your current debt to income position is first of all (DTI) and then strategize to see if you even need the leases at all.

When interviewing property managers, make sure you ask plenty of questions, thoroughly review their management contract, and request references.A little due diligence upfront can save you a lot of headaches down the road.

I'm looking to find unbiased reviews of their service.Thanks! 

@Justin FondrenIf your credit score is in the 700–730 range, you're in a great position to secure favorable loan terms.

Most likely your conclusion is correct, but the only way to confirm it is by having a real estate accountant review your tax situation.Also, please read this introduction if you want to better understand the concept:https://www.biggerpockets.com/forums/51/topics/1075919-five-...

You can decline them off their credit, background and for not having 2 past positive references.

You are in a decent position and if done right you will be ok over time.

A successful rental property should offer positive cash flow, meaning your rental income should exceed your monthly expenses (mortgage, taxes, insurance, maintenance, etc.).To find the right tenants, ensure the property is priced competitively within the local rental market.