We have been fortunate to rarely hold any security funds from former tenants.

The idea of my credit union where I bank holding these loans and servicing them and never selling them, keeping it as simple as possible is what sounds the most appealing to me after these experiences.  

If you want to fix and flip, find that person and repeat what works. 

Just one question, I would be able to do a cash out refi even if I don't put any work into the home if I decide to buy and hold?

It’s either not a favorable market for real estate investment focused on cash flow, or perhaps my limited familiarity with the local multifamily market is holding me back. 

If not, then a reverse exchange for us to simply hold the property for up to 180 days is possible.  

This strategy aligns well with long-term hold and appreciation models.6.

Jeremy, I am also in the process of completing a flip and hold MTR.

It is very unlikely that you'll have problems/be investigated for just one instance, but repeatedly doing this will absolutely raise red flags these days.

You would do better to hold the stats until someone asks about the area and then drop the knowledge for them in direct response.