And here in CA, our cap rate is very low, but we would not have any problem making the monthly payment to the bank.

@Laila Ea Looks like several of your expenses are under-estimated, vacancy should be about 8% to give you 1 month of rent saved up each year, CapX of 5% seems low, typically that would be around 10%, and management of 4% is definitely low, usually companies charge you around 10%.

Thought about lease option but thats out as well because of the low arv vs high mortgage.

@Colby WillettsYou said build your portfolio so I would do what gives you the best return on cash which would be a refinance while rates are low.

Moved over utilities to tenants except water/gas which has just 1 meter(Looking into submetering).Tenant A is only paying $900, not $1,000 like Tenant B. so once that is adjusted, will have $200 in cashflow so $100/Door.Still fixing up property so not extremely concerned with cashflow as most of the money I get is going right back into the property in terms of improvements,

Are you hands on and want to do your own analysis or do you want your agent to help.Do you plan to submit 100 low ball offers around town every week.

Currently at a all time low in inventory while demand is at an all time high.

I have been doing my own returns, but i am low on bandwith with what i have on my plate. so wondering if there are good CPAs that you would recommend. 

However, my offer seemly too low.

Unless you are a extremely naïve person having a tenant that smokes means that they and their friends are smoking inside your property.