I also find most appraisers will not value the property based on market comps until you have owned it 5-7 years or done substantial improvements

I can say that property values have increase substantially over the last 4 year, esp so in the last 1 yr...like in much of the rest of the country. 

It's appreciated substantially and brings in about $490/mo in cash flow and at this point all of the credit cards have been paid off.

In today's market, most good BRRR deals require substantial rehab.

They are also declaring that they are unable to pay their full rent or make full housing payments due to substantial loss of household income, loss of compensable hours or wages, layoffs, or extraordinary out-of-pocket medical expenses due to COVID.

In addition, I did a substantial amount of the work myself to add value to the property.

You definitely need to have legal counsel with you on this one, there are so many pitfalls but doing it correctly could save you a substantial amount of money. 

80k invested in something like the Vanguard total bond index would yield 4-6% without substantial risk to principle (~$300-$400 a month).  

Everyone wants more cash flow...but the market decides what it yields, our particular desire for a cetain amount has no influence on what the market will give you.

It's safe to say that 2020 was a solid year for me and I was able to substantially increase my income.Bonus: I purchased a 2 floor duplex in a multi family zone where the city allows me to go up to 4 units.