I don't think its wise to refi since I'm locked into a great rate.

What is the interest rate ?

Double check the 6.75% 30 year fixed rate.

You will see higher returns through appreciation as the city is growing at a much faster rate. 

Some would argue in support of a neighborhood in close proximity to downtown Sacramento such as the homes off of Lighthouse Dr, others would want to attract families with elementary school children who prefer homes in Bridgeway Lakes near Bridgeway Island Elementary School due to it's higher Great Schools rating vs.

From cap rates and cash-on-cash returns to net operating income (NOI) and internal rate of return (IRR), how do these numbers help you understand their impact on investment decisions?

If not and you're weary of dealing with this business you can always inform him you will begin advertising for a new tenant (which, of course, means there will be showings of the unit) and once a qualified replacement is found, his lease can be terminated.Sometimes when a tenant realizes there will be folks tromping through their place the bathroom "odor" suddenly evaporates.While you should not have to suffer loss of rent over all of this, life is too short to keep dealing with this nonsense.

Rate is 7% 2.

Houston is a little expensive, especially when combined with current rates but there are some BRRRR deals that can work with decent ARVs...just as a quick example, here's a ranked list of properties by BRRRR in Houston - there's a few that potentially make sense but not a huge amount of choice.

you're way underwater.BRRRR IMO is tougher than advertised.