And of course, refinancing means that I now have to put even more money and refi at higher rates as rates have not come down as expected.

2) What interest rates should I expect for Fix & Flip, renovation, and BRRRR properties?

Property management is a tough business and thankless at times for the PM company itself.Tenants complaining things aren't fixed quickly enough and landlords complaining things are costing too much to fix lolAnd then you have the constant hiring, firing and babysitting of the maintenance personnel.Reviews and referrals would be your best bet.Read what both landlords and tenants are saying and how the property manager is replying.IMO, any property manager with a 4 star rating or better is doing really well.You will find many decent property managers having between 3-4 stars.Again, it's a tough gig as folks rarely leave a good review when you perform but are super quick on the trigger for $#@% review even for the smallest issues.Wishing you much success 🙏

In a perfect world, your primary would be paid off and the only HELOC on it would be for peronsal emergency issues - job loss, medical, etc.Recommend you find a lender that finances rentals, get a refinance going, then watch mortgage rates for the next dip to lock in a decent rate and close.

Standard deals on market existing asset through a brokerage will be a 6-7% cap rate in today’s market.

But from what you're saying my only question would be about the interest rate you're paying now.Your current property is a good rental. 

rates went up today .

A GOOD contact rate is 5-10% nowadays (dial 10 numbers and one picks up) if you can keep your phone number from showing up as spam.2) Most people are gonna say no.

There are some solid neighborhoods in Norfolk that are perfect for renters, but there are also plenty of neighborhoods that I would not want to own rentals in due to crime rates.

Last year was the year of property insurance rates skyrocketing.