There will be a surplus of renters when the eviction ban is lifted, most renters will leave their current homes because of back rent.

You might try https://www.mfssolutions.com/.I have not used them, but had their info in my contacts, so must have thought they were interesting at some point.Same for bulkwooddesign-cabinetry.com  in Dallas.Might also try Surplus Building Materials in Addison, but not sure they do bulk.There is someone in the multifamily community that also does bulk supplies...trying to think of who that is....they're really an operator, but do enough renovations they started a sideline business. 

So you find a big housing surplus there, which keeps prices down--and appreciation, though it does occur, is very spotty and unpredictable. 

Seconds and Surplus has decent ones, especially unfinished if you are planning on painting them.

An even bigger secret, to some not others, is that at the tax sale usually you have to wait to redeem the property; however, if you are in a tax deed state ask them about the surplus properties or properties that were not sold via the tax sale.

I have done some searching and could not find an answer, I apologize if I missed it somewhere.I am considering a 30 year fixed loan to refinance my rental property at 5.25%But I also was considering the 7 year arm at 3.5% and then using the monthly surplus to buffer for a property manager or extra principal payments.Are ARM loans a good idea for rental properties?

Generally, for someone that's 24, unless you have a huge amount of surplus cash and have maxed out all available retirement plan options, etc., a cash value life insurance policy may not be what you're looking for.

.-  There is a surplus of SFR inventory in Fayetteville and people are having trouble  selling their homes- There is a large pool of potential renters who want SFR's because many are millitary families- It looks however that there are already A TON of SFR homes for rent and available. 

as I've been doing due diligence, part of the info I collect is to call the city, and ask for their Comprehensive Plan- this will outline studies the city has done regarding potential growth/decline, potential housing shortage/surplus, and what kind of housing is needed, along with future roads, infrastructure & development planned.

The real factors are whether rents will increase over time, and the amount of time and money you’ll spend on maintenance.If there is a surplus of rental properties, your rents will likely increase very little, year to year.