In high-cost areas like California or New York, the rent-to-value ratios often make buying a primary residence less attractive compared to investing out-of-state where the economic and political climate may be more favorable for landlords.

I am in the learning phase with syndication deals and I am not accredited yet I find these deals very attractive for my desired investing goals.

You putting in $30K-$45K at year's end on a deal, with cash that you have accumulated with sacrifice, sweat, and discipline, is a huge vote of confidence to many prospective partners, and will make you very attractive. 

Secondly, as other responses have mentioned, it's going to be difficult for you to attract a private lender without experience, or money to put down.

I would check out Citrus County and Holiday its next to the Gulf beaches and a lot of winter/summer attractions.

Ultimately, it's about ensuring the property remains attractive to tenants and maintains its market value without pouring money into upgrades that won't pay off.

Do not price it at the highest because it will attract less people.

Another might walk in and see how color changes, sidewalk appeal or a host of other minor changes make a property attractive. 

Not sure the best places to leave business cards to attract potential motivated seller leads. 

With that being said even if we were able to find an attractive refinance opportunity, would it even be worth it when factoring in all the fees associated with converting it?