If I see a listing come up that I want access to ASAP, their value is earned by getting me in and drafting the contract as fast as possible.

You're better off opting for an interest-only mortgage, saving on payments, and then refinancing it into something more conventional when interest rates drop—or, if possible, making a plan to pay down the principal.Interest-only loans, which typically last for the first 5 to 10 years of the loan term, offer two key benefits.

You may make $50k on a flip but have to wait 6 months from list. ( in specific areas - not all of CLE)As a full time investor turn time is hyper important for me to turn my properties and money over as many times as possible in a year.Another example is are you a flipper or a renter.

It is possible that over time, Google ranking metrics recognize the uniqueness of your key words, and you move up in the rankings organically (without a cost to you), so that you can be found easily on Google searches for your location.  

We're also starting to scour other forums for possible investments outside the traditional MLS sites, and other areas like upstate NY. 

They do seem possibly open to seller financing the difference of $172K.

Consider reconfiguring the layout to add windows where possible. 

I'll refi as soon as possible and then have my HELOC available for my second property. 

In that they will detail the scales they use, including at which level of renovation it's possible to get things "reset" so it is appraised as if it is a new built property.

Is there more long term appreciation possible if you hold the units longer?