Forgive the side-track, but I am taking the opinion that you are deciding what level of pain you should feel before paying someone else to take care of the management side for you in exchange for some of your cashflow.  

How do I NOT be a pain in the backside for a contractor?

You would have to invest more in it to qualify, and it's kind of a pain, but maybe once it's rented you could sell it to another investor who wants the guaranteed monthly cash. 

@Andrew Postell has an excellent point as to the time and expense of a refi.When people feel rushed and get impatient, their 3 silent cousins- broke, desperate and stupid- move into the back bedrooms of the house they are selling.Say you go through the pain and the credit inquiries and the $5k expense of refinancing, only to sell 2 weeks later. 

The article I was reading said brick needs to breathe and most pains will not allow that.

Due to the opportunity value of cash, which is highly prised by investors, you are losing/missing out on a great deal of income.With a combined total of 350K in equity you are losing $2900/month in income based on a opportunity value on cash of 10%.Your choice but painful for a investor to see piles of dead equity not being forced to earn it's keep. 

It is a real pain (plus rates have shot up … oh well, my bad luck).

Of course not.Owners of PM Companies that own rental real estate have tremendous insight into the pain points, needs, and wants of fellow investors.

So I can customize my hours to fit in this hunger and passion for this business.  3.

Im a real pain in the butt and i just dont want to deal with customers like me.Good luck