Also these deals are not one out of 100 they are the last 3 i have closed on to keep, you can verify on the county site.

And as far as social media goes, there are more than 2.2 billion active users on the site every day.

Here are a few additional ideas that have worked for me and others in competitive markets like Austin:Off-Market Leads from Contractors: I had a friend who rehabbed a house in North Austin last year.

Here is a list of potential options:Trello/Asana/Zoho Projects/Freedcamp/Basecamp/Workfront/Monday.com/Jira/etc,etc,etc,etc,etc - General project management software that includes tasks, Gantt scheduling, calendars, project forums, document storage & team collaboration toolsTeamGantt/Gantter/MS Project - Gantt Scheduling Softwares for creating Gantt Charts & Timelines, & managing tasks.Podio - Customizable system that allows you to build workflows, track tasks, track leads, etc.Smartsheet/AirTable - Provide spreadsheet style platforms with additional functionalities for uploading documents/images, assigning tasks, calendar, images, etcOffice 365/Google Sheets Spreadsheets - Believe it or not, a lot of successful flippers still manage their entire business in Microsoft Excel or Google Sheets. 

They're probably fine with you paying for additional marketing as long as they aren't cut out of the deal.

Maybe you could extend the closings with some additional earnest money (even if you release it) and buy the time so you can simply do a regular 1031 exchange.  

The refi or additional debt of any kind will impact the current performance of your property I'm never a great fan of selling a good producing property - unless I am certain I can improve the overall performance of my portfolio. 

However we often find our electricians get more expensive the longer we use them so we are constantly looking for additional electricians.

Additionally, if the market conditions improve, you might have a better opportunity to refinance at a more favorable rate.5.

Additionally, it's essential to exercise caution with certain hard money lenders, as some may eagerly finance questionable deals with the intention of foreclosing.