You are still exiting with a refinance and thus the terms wouldn't change on the exit whether you are buying in cash and then refinancing versus doing a construction loan and then refinancing.

Being prepared for these hurdles can make all the difference in achieving long-term success.

Such a horrible loss.Regarding your property, I think as the trends in the report continue over the short term you will be able to sell closer to full value in coming months.

Forgot one detail the new California based lender committed to funding as long as the property isn't in an evacuation warning area.

Since you're focused on equity appreciation, consider long-term rentals in growth areas (e.g., Smyrna, Decatur, Marietta), new construction or turnkey rentals for lower maintenance, or small multifamily properties for stability.

I would have asked you what your long-term goal is but you have already thought about it.

Then do a thorough research on tenant applicants (note: leaving this to a PM may be hazardous to your financial health) and choose the one that is most “stable” with the best potential for long term tenancy.This advice is contrary to maximization of rental income, but IMO will reduce expenses of tenant turnover, property damage, property management fees so much that the difference in bottom line income will be quite small.  

@Ryan Bono I don't know the LR RE market at all, but would this be the style of property that would interest you: https://www.realtor.com/realestateandhomes-detail/218-W-13th...?

Not sure if I'm doing something wrong but the map here used to shaded in terms of the filter selected (i.e.

So if you are looking to hold long term, you must take that into consideration.