This is my first time posting on Bigger Pockets. 

If not you will end up as just another faith investor.With the value pushing up into the $600K range your rents are far too low and need to be ajusted upward or as I stated you will need to sell to maintaine the returns on your equity.Unfortunatly the majority of CA seemes to be a losing investment market for cash flow so inevitably you will need to either get out or heavily supliment your tenants rent out of your own pocket.

You have to find that sweet-spot where any rehab work you do puts money in your pocket and is not money down the drain.I know markets where adding granite countertops won't get you $1 more in price (although it may sell faster) and other markets where granite adds a lot of value and it is hard to sell it without.  

However, I have three other agents that bring me "deals" regularly.

That's why every standard form real estate contract in NJ includes a three day attorney review period.

I would pull the three closest comps (if you can find any - you stated this is a niche property) and show them that you are in fact at market rent.

We had completed 4 management acquisitions in Metro Atlanta and paused three years ago as the market rebounded because every management company's portfolio began to shrink due to accidental owner portions choosing to sell their rentals as housing prices rose. 

Purchase price: $99,000 Cash invested: $26,000 Sale price: $149,000 First flip home in great investment pocket of Amarillo. $24K profit.

I love the community that is Bigger Pockets!

Have them in your pocket for the future and the present.