Consolidation will just do a weighted average of your loans where refinancing you should be able to get a lower interest rate.

Only when needing the lower rate to qualify for the loan. 4.65% is very low, consider we did investing for decades with 10% money.Homes usually are held for 7 to 10 years, so your savings on interest is limited and it's tax deductible to boot. 1-your tax rate times the interest rate is your real after tax cost. 

If a market has better than the national average jobs growth but lower cost of living, that's a great start.

Can you charge higher rents?

When they renew, I do not charge anything additional.

They cannot charge that unless they are a licensee.

Although my company is not based in WA, we are both buyers and private lenders on lower $ ARV SFR properties throughout the U.S.Best of luck and continued success.

Not only getting it ready for the market, but long term, there will be issues with buildings fallen into disrepair and with lower class tenants and I don't know if I can get rid of everyone and get the whole place up to standard, so it will be in states.

@Michael Dunn Based on what you're saying, I think the most important item to research is how much of the areas with the lower priced properties are majority rental areas.

If you are focused on cash flow then I would lean toward the lower cost that need some work.