My goal is to brrrr the deal within three months, and payoff the credit card with the cash out refi.I feel like this strategy could work out in your scenario as well.

Just got off the phone with another DIY landlord looking to hire a PMC.
They really didn't like our response to their question, "How long does it take you to find a tenant?"
#1 they were uninterested in hearing abou...

Your new place should turn into your new business location as well. 

Negotiating distressed properties takes skill, and a lot depends on the seller’s situation as well as the property's condition.

My properties here have done exceptionally well.

Be sure to explore all around the forums as well as many of the FREE tools that Bigger Pockets provides.I am on the lending side of things and am always happy to hop on a call to discuss loan options that are out there, even if not offered by my resources.

well you dont say how much you have in it.. but if you can sell now and lose 10k and get out of a HML that would be my suggestion.HML  if they go into default interest and you could look at losing quite a bit especially if your HML is one of those that are not forgiving and wont give an inch on what they are owed.

Columbus is worth looking into as well if you want to hold real estate long term.  

I am well capitalized.

Then I'm looking at the active comps in the area as well as what the market in that location has done over the past month.