Cash out would take me from a 7.25% rate to 8%, which is a few hundred dollars per month, and they will likely make me wait all through March to do the cash out to meet seasoning which is another $2400 interest payment I could avoid if we could refi by the end of this month.

If you're an out of state investor I'd recommend speaking to a turnkey provider that can provide you deals in those cities and can manage the rehab, management, and maintenance for you.I have a market report on Birmingham that I'd be happy to share with you and would also be happy to jump on a call to talk through the pros!

I have this issue with Buildium for all the online rent payments received through their payment app. 

So many variables can turn a deal sideways from 1 hour to the next - i.e. inspection findings, title issues, contracts, financing issues, taxes, dept. of buildings/local municipalities, etc.I'm glad to hear you made it through the challenges, and it sounds like you'll be able to leverage this experience as you grow your portfolio.All the best to you along your journey!

Denton County offers opportunities in suburban and college town markets, while Grayson County provides affordable entry points with cash-flow potential.

Low down payment AND it cash flows also AND buyer has title.Maybe I am asking too much, but I don't think so.Perhaps you just market to homeowners.

Start by networking through local meetups, REIA groups, and online communities like BiggerPockets to connect with experienced investors.

I also use the CRMs built in email to send out 8-10k emails spaced out through a couple of days.

Whether you’re targeting strong cash flow or long-term appreciation, understanding the dynamics of each neighborhood is key.

LLCs are typically pass-through taxation4.