A much simpler strategy may be to sell the property, buy a new property, do a cost-seg analysis and take Bonus Depreciation. 

I'm fairly new to the real estate world with little experience across multiple areas.

Any new loan will most probably condition for an explanation for the inquiry; my guess is this wont go over well with the new lender. 

Because if/when one is new to the field, they don't yet know what they don't yet know. 

@Wayne Brooks thank you@Henry Clark interest rate got me because when I sold my old portfolio it was 3% . by the time I closed I could get only 9%. and now there are fewer buyers with this rate. yes, many new rentals suffer in the area.

Hello BiggerPockets community! I'm Wendy Diaz from Dallas, TX , passionate about real estate investing in my first property. I'm particularly passionate about renting single and multi family properties in TX. 
Outsid...

Our goals: Obtain another investment property while not having to pay anything for a down payment.I envision that my in-laws would use $250k (equity in current house) as a down payment to get into a new smaller location.

My strengths would be my ability to learn and willing to do new things.

In the ten-year period beginning with Q2 2014, the South Bay submarket has experienced the greatest introduction of new inventory, 8.3 million square feet, amounting to 27.8% of all new competitive stock added to the market.Asking and Effective RentDuring May, asking rents built upon April's 0.2% decrease, declining by an additional 0.2% to $12.82.

Updates include new upstairs flooring, kitchen counters/sink, bathroom vanities/toilets, and fresh paint.