Depends on your goals, your timeline, the amount of money you are planning on investing, the cash flow it generates, if you are married or single, your annual income, your tolerance for "tenants, turmoil & toilets", and a couple of other things.

If I can justify a rent increase, I will increase the rent and offer another one-year lease at the increased rent amount. 

If you can show that it's going to be X amount of dollars, get three quotes of how much X amount of dollars is to fix that property.

You're owed this amount.

I don't know the loan amount but you have to do your calculations if its worth to do refinance again. 

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bpThe second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

When I looked back I was still in the same amount of debt if not more, it was like an extra 30,000 disappeared and I had nothing to show for it.

During the property showing, take notes on what needs repair/rehabbing since this would affect your reserve amounts.

First deal will be 60-120 units depending on the amount of land. 

You want to make sure they remember you but you also don't want to spam them. 5-7 touches is usually a good amount of follow ups.