Hi Dan, Refinancing at a lower LTV will make your monthly expense lower which helps your monthly cashflow but will also help you to secure a lower interest rate so that could be a good starting point for you. 

If you put in the input to search for properties and make offers, you will eventually secure a deal whether that's in 1 week, 1 month or 5 months.

if you were looking for security and stable tenants, waiting for a long-term may be your best option. 

This is a big part of the problem "AMH, formerly American Homes 4 Rent, grew its portfolio of single-family homes by 8.5% between 2019 and 2021, but its fee revenue grew by two-thirds during this time period, according to the group's securities filings.

We talked to the tenant and offered to help them market the unit for a sublease and in less than two weeks are securing the paperwork for a one year sub with no gap in rent payments. 

By pooling financial resources, we secured the property and funded the $25,000 renovation, ensuring the project was well-capitalized from start to finish.

Leveraging his local market expertise, we swiftly negotiated the purchase at $190,000, securing the property under favorable terms that allowed us to capitalize on the quick resale potential.

.- 12/13 the check of course bounces due to her putting a stop payment on the check- 12/13 I was notified that she turned off utilities on 12/12- 12/14 I provided her email stating I would be checking on the property on 12/15 (24 HR notice)- signed lease through August 2018- I have $1650 ($1350 rent and 300 pet deposit) in security deposits- upon checking on property I found that there are no items of value in my property and she had left all keys and garage door openers that I had originally provided her.

I agree with all of this HOWEVER I will say, if you have a unique product to offer to the market, you can attract even the highest quality tenants in the rougher areas, especially if they are secure properties that are close to downtown.

I am not suggesting you can't be successful building a SFH portfolio and to an extent cash flow is necessary to operate the portfolio, secure financing etc., but SFH's are one of the more inefficient asset classes to own.