As @Linda Weygant pointed out, it is quite possible to be a communication issue, made trickier by the Covid craziness and related disruptions of many business operations, including that of some CPAs. 

I have heard with COVID they may do a drive by appraisal, but I have a feeling my FICO may be an issue. 

Our rental market has remained strong through COVID.

We have been doing zoom since the Covid came to town.

I have had everyone renew 2 year leases and one of my houses was up for ONLY 2 weeks this past spring even during the beginning of Covid! 

@Jim Peckey Is buffalo turning into a sellers market during COVID?

Regarding the points you make: (1) Kapolei as a 'second city' has been toted for over 30+ years, but I'm not sure what that really means anymore - how much more industry is going there, I'm not sure; (2) the rail project is, well, fraught with scandal and misappropriation of funds, and I'm not sure if the usage is going to be what was projected at the beginning - the cost of the rail is an endless pit, which I'm pretty sure more taxes will need to take care of; (3) how much more appreciation will be needed to recapture the additional 15% to refi and eliminate the PMI - are you positive that it can appreciate that much more; (4) Remember, Covid really hit Hawaii hard and economists expect that the economy won't return for a couple of years.

Because of reading this, I've had better relationships with tenants, which helped a lot during the early covid days.

I now have enough for a down payment, enough cash reserves/w2 income to cover the mortgage/maintenance costs if we didn’t rent it out or something went wrong where we couldn’t ..I.e. beaches closed because of Covid (but definitely want to rent it out for income/cash flow).

And learn what is even possible with evictions right now in your area (related to COVID).