Not many markets out there in post covid era with 'great cashflow' now and definitely not until rates come down.

Investing in "Cheap" cities are not always cheap on the long run.

Rent, Expenses, NOI, Cash Flow, COCR, Cap Rate, Market cap rate. 

I've owned student housing as far as 4.1 miles from the University of South Carolina campus.In my experience, the only reason kids would live that far away is cheap rent.

If it's currently an STR they should be able to provide you with the p/l statement from prior years so you can see gross rents, operating expenses, average daily rates and occupancy levels.

They also offer a cheap and efficient way to skiptrace and send post cards, you can even design your own with their creator.

For a cash out refi, you are generally limited to 75% LTV and rates right now are in the mid 7s for good credit and a DSCR over 1.0. 

The interest rate on a HELOC or Heloan may be better than the personal loan. 

The higher the cap rate, the more risk involved in the building. 

Also I've heard of some DSCR loans that are not too far off from conventional rates.