Whenever to costs of a new mortgage are outweighed by a lower rate (assuming that is the only factor you’re considering) is a good basis. 

It's not entirely true, but the point is that you need to figure out what motivates you to get going every day.

I use it just about every day.

Right now, I am not in need of passive or even income on a month to month basis. 

In fact, there're several "layers" of restrictions, including "at-risk" rules, basis rules for pass-through entities, hobby rules, new (as of 2021) "excess business loss" rules, special rules for Section 179 and business interest, self-rental rules, vacation homes rules, and more. 

For these loans, the rehab is funded on a reimbursement basis.

I use exactdial.com everyday in my real estate sales business

When you do a 1031 exchange you are in essence transferring the adjusted basis of the property to the new property.  

Go to meetups, attend auctions, host your own meetups, hit up EVERYONE in your sphere of influence and add value to/communicate with your database on a regular basis so that you remain top of mind.Just put in the work and try to be a better agent every day.

I agree, Ohio is not a place I'd ever thought Id live but it seems to be more appealing every day looking at some of the markets.