I call the process "thinning the herd", and each year I evaluate the property performance and either take actions to increase the individual property performance or sell the under performer. 

Cashflow, ability to build a team, landlord tenant laws, price to rent ratio etc.......were all factors in the decision making process almost a decade ago.Now,  I wonder why your approach is an either or view? 

I found a lender and started the refi process. 

We had the same thought process when we started A Blind Pig.

We currently work with out of state investors and provide a full service approach which can be used by in state investors as well.When it comes to investing I'm currently in the process of closing on a partnered 4 Unit in Milwaukee WI.

We process, underwrite, close and fund the loan.  

I am looking to make a couple connections now during the moving process.

Do your homework first - then you'll be ready for a more meaningful conversation with a landlord.Best...Thanks for your response. so I have researched the rates and I understand that screening a tenant is crucial. mu biggest concerns are the carrying costs until a tenant is filled as I’ve heard the process can take up to 3 months to find a tenant.

It really depends on what you are looking and I think your thought process is correct.

Quote from @Michael Challenger: I have no qualms with hard money lending, but I need to learn more about the process and structure to these for typical deals so that I am more comfortable and in a position to reduce my personal risk and risk to investors as much as possible.