@Gregory Schwartz Be confident in your due diligence, steady in your execution and it will turn out fine! 

I am an executive broker and have an office in Fort Smith and Rogers.

Ideally you would have zero cash left in a perfectly executed BRRRR after the refinance.

There are always deals to be had, but as the market gets hotter & hotter, you have to be extremely picky, and usually its the sophisticated investors who can still execute on the decent deals because they have the contacts, the track record, understand the risks, can pay cash & can close quickly.

When we close in less than 15 days from executed contract, it's almost always a homebuyer or real estate investor that has a little bit of the OCD going on, someone who can't stand to have boxes unchecked, and needs to "whack a mole" whatever we ask for within 90 minutes of us asking.

If you execute a solid plan for your project you should be able to refi out at least what you invested, likely somewhat more.

So I'm looking for ideas on best ways to execute, e.g. 

You can clarify when and how to execute any rollover options by contacting TSP directly.

This will give you a base of knowledge to know the basics, what questions to ask, how to avoid fraud.Start learning, make a plan to gain knowledge and experience, begin executing on that plan. 

There are a few easy steps you can take to weed out properties that would be vulnerable during any kind of downturn.