less than 24 months most 5% banks won't talk to you, you can work with a mortgage bank and get about 7%. depending on the appraisal value and putting down 30% you will be ok for a refinance but having them appraise for 30% more to take out the full OPM may prove difficult. 

:)  I also read your profile, great job from moving from an engineer to a full time investor, love it! 

that's rare, but it suggests a lot of things about your building...like the condition, assessed valuation, upside potential, etc...I've personally never seen a 6-unit in a good area with taxes that low...Overall, I think your returns look really low, so I would say this is a relative investment...if it's in great condition in a great area, maybe it makes sense...hard to tell much more without the full property information...

Being an over achiever that wasn't good enough for me to only earn income for one source so I decided to talk with my wife about keeping my business going and working another full time job.

Offer brokers a full commission for finding you a tenant.

I am interviewing for some internships at commercial real estate brokers for next summer, but my ultimate goal down the road is to be someone who invests in and manages properties full time.

I wouldn't go to home depot or lowes for something that specific.I'm sure you're trying to keep costs down, but you may want to bid out a full replacement vs. the paint. 

@Jason DiClemente I would love to get another job or two, but I already work full time, and I’m a single mother.

In my view, this is a full time job to achieve a significant level of success.

the main drain clog , filter clog , solid hole full, lift station pump broke . any of these issue will cause the back up.