You are buying into a business to pass down to future generations, not to mention a vacation home or retirement plan.When I talk about my investments I don’t talk about a 4 unit ugly building in (insert boring/cheap state in the US).I talk about Europe!

This has the obvious weakness of the unknown nature of future cap rates, but that's really the heart of your question here.Estimating future cap rate is part art, part science. 

In the future, I'd request a "soft pull" from a lender and provide them with your estimated credit score to get a rate quote.

Cash out Refi)Pros:- Typically lower interest rates than the other two optionsCons:- Higher closing costs- You lose your current interest rate that is probably significantly lower than current ratesHELOC)Pros: - Lower closing costs- Interest only for what you use- You can choose to use it or not depending on your future plansCons:- It is a second lien, so they typically have higher interest rates- Sometimes it is a variable ratePrivate Lender)Pros:- Less government restrictions that you need to follow- HUGE amount of flexibility because everything on it is negotiable from interest rates, to payment options- Not required to leave 20-30% of equity in the property, and no PMI if you have less than 20% equity- Closing costs are minimal.

Find your own set of tradesmen and you can simply contact them directly when future repair issues arise. 

Only one problem.. my credit score is very low, and my mother is going through a Chapter 13 bankruptcy which worries me if she ends up attempting to co-sign on my future property.

We're currently living in Idaho so attendance will be difficult in the near future but we'll have to plan a trip to Sac or make sure to attend a meeting when we move! 

I am looking to buy my first investment property and have seen strong fundamentals in Indianapolis (job growth, population and median wage).As an out of state investor, I am looking to connect with investors/agents in the area to build further knowledge on specifics with the markets and hopefully bring business to in the future!

If you need a property management team to handle situations like this in the future, Marketplace Homes can help navigate tenant issues and prevent them before they become bigger problems.

Thanks Eric, yes I have thought about it, but after talking it through with the wife she and I agree that BRRRR is going to be our method to our future success.