I think Strawberry Mansion has so much better scale for still room to grow neighborhoods there.

Keep an eye on rent growth trends and neighborhood developments, attend local real estate meetups, and connect with other investors through BiggerPockets forums and local Facebook groups.

Waiting too long to refinance can also leave you with less favorable market conditions.Neglecting to Build Relationships with Lenders:Many investors assume refinancing will be easy, but without building good relationships with lenders or shopping around for the best terms, you could end up with a deal that doesn’t work for your investment goals.Ignoring Cash Flow:Some investors get caught up in the equity gains and forget about cash flow.

Current State: Knowing the neighborhood(s) we target, and having driven them (regularly) I have a pretty decent list of "looks distressed" properties.

Also I would shop for whatever new furniture is needed, work on landscaping, etc.

All other 2 beds in the neighborhood are renting for 1200+ so I know it's a fair price.  

When we last did major shopping around, did use a broker (McClone Insurance in Madison which used to be the Neckerman Agency if you are in the area and recall that name). 

Neighborhood. 

We have always had the philosophy that if we rehab our properties to a quality level, we will get higher rents, better tenants who take care of them, and we will improve the neighborhoods we invest in. 

Southern border of the land is Wilson Creek (a large, well established, full time creek with old growth trees)Approx 1 acre of non-recoverable flood zone along length of creekTwo small ponds on the property, which can be filled in to utilizeSmall neighborhood to East of property line with utilities ready and available for project Currently a couple of older homes and barn structures on property (100% liveable and well maintained)Wilmeth Rd is currently expanding down the block to a 4 lane road which connects to Highway 75 in McKinneyLarge developments are underway within a 1/2 mile to 3 miles out radius<4 miles to Costco, ChickFilA, WholeFoods, Cinemark, major hospitalAT&T Fiber and Atmos Gas at front of propertyA water well can be run, if desired, or tap into the city's water (currently on city water and has large main at front of property)A CE firm has drawn up plans for a small, 12 home, 3/4 acres development.