Once you get two or three large projects going you may want to consider hiring a runner (man with a van) to keep your skilled help out of Home Depot and focused on production. 

Also, Pineapple Property Group is a close runner-up.

I've come to the conclusion that Louisville and Jacksonville are my front runners and it seems that Jax has higher rents compared to Louisville.

My wife and I own a SFR in Ventura County CA that has shot up in value the last few years so we plan to sell in June and reinvest in a market where you get a lot more for your money, so Huntsville is a front runner!

I'm an avid runner and have ran hundreds of miles around this neighborhood through the years.

Do not try to be the "front runner" when you are starting out. 

Likewise with refinancing...if you will exit the 2.75% rate for something higher, that could make sense if it allows you to take advantage of another opportunity that will be a front-runner in your portfolio. 

I went from swimmer, recreational runner, and full time Real Estate Investor to Ironman in 4 months.

Big box is no more except your show runners such as Target that are able to keep their market share by reinventing themselves for the customer experience.

WE had Runners run the cashiers checks many times the day before the sale to the Foreclosure company / attorney .. at the same time we prepped our own deed and had the seller deed to us.. no time to use escrow.. so you need to understand how to close your own deals.. and of course no title insurance no time for that..