lol, bro, he's been involved in an attempted murder twice in the last 6 months.

Detroit would be a solid option if you're strategy involves a little more risk for potentially higher cash flow. 

Can't imagine being in business with characters like this. 

There are a few options(1)You can get connected with the larger wholesaler firms in the area (2) go through PCPAO site and skiptrace the buyers of similar properties as yours, (3) hunt down the agents involved in the sale of properties similar to yours or go to local REI meetings and pitch it to the investors there. 

Have you considered buying a business in the trades?

You might even want to setup a C-Corp (for tax and liability reasons as well) to manage the business with the guests and pay rent to your LLC. 

Continually communicate clearly with all parties involved to make sure that expectations are as close to realistic timelines as possible.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

However I am struggling to understand and evaluate the risks involved with cash out refinancing 2-5 years down the line.

Here is what the IRS says on the subject: Election for Husband and Wife Unincorporated Businesses A business owned and operated by the spouses through a limited liability company does not qualify for the election Only businesses that are owned and operated by spouses as co-owners (and not in the name of a state law entity) qualify for the election.