How quickly can you get the work done?

Not trying to jump into doing anything too quickly.

If you tie the bonus to early renewals, a bad employee will renew bad tenants just to earn a quick buck.

For quick math I have a range of each between: 700/yr to 3% of gross income

Obviously, things can turn quickly if there is some sort of black swan event (pandemic, war, deep recession, etc.).Hope this helps you guys!

Areas change quickly in Memphis and in a lot of cases street to street.  

Originally it was going to be a flip as the rehab will be super light and I thought it would make a great first attempt at fix and flip.It is $329,000 and after just paint and a few cosmetic touches (no more than $10,000 total), I was going to list it at $400,000 with confirmation from my realtor that things are moving quickly in this price point.

Looking back and seeing that they came back so quickly we probably could have stayed at that number, but I did raise the new offer to $152,000 net to HUD. 

Should I quick refinance now or play it by ear the next 3 months?

A prudent investor doesn't seek quick riches through shortcuts.