This creates a negative initial position.

They chose a second home loan for their beachside property but later realized that refinancing as an investment loan was more advantageous when they started generating consistent rental income.

I was determined and wanted something that I could sustain for the long term for my family's livelihood and control the effort I put in and the results I got from that effort.I specialize in sourcing properties for fix and flip investors nationwide (wholesaling, but with real-world experience and closed profitable deals for myself and my investor partners) with a roadmap to acquire rental properties as finances permit.A lot of our deals are currently coming through organic search as I have a background in substantial traffic generation through search engine optimization and organic means.

Indeed, where we pay a REALTOR commission, we are initially under water, but look at the long- term probability the rental will remain in the system.

Here are some of my initial thoughts that has pretty well held solid and possibly even become more solidified. 

Great location and high rents vs initial investments in this area.

My wife is a first generation Mexican immigrant and she loves real estate.

You may want to check your lease on this, but my guess is that you may not have given her enough notice initially on the rent increase? 

Also be aware that cash out refinances typically have slightly higher rates than initial purchases or just rate and term refinances.

As someone who focuses more on equity than cashflow, I do include capital expenses in my initial analysis.