And from what I have seen from owning over 200 section 8 doors personally from Detroit to Jackson MS.. is the Juice simply was not worth the squeeze.. so we own Zero today.

A refi only juices my returns in that scenario if I refin in less than the 5 year projection. 

It's easy for sponsors to juice returns on paper.

Focus on how to juice cash flow if possible (rent by the room, separating spaces, etc.) or decreasing expenses (assuming a loan, looking at new build incentives, aggressive offers w/ rate buy downs that work for you, etc.) 

There are no low hanging fruit deals these days, you have to make things happen.

Remember with every rental purchased you are planting seeds for a tree that will mature to provide fruit forever.

If you are looking at value-add assets, quickly look for market rents in the submarket and current rents, if current rents are within $100 of market rents, there is not enough juice in the deal to make it worth while3.

Remember, that it costs money to refi...if its a small amount of juice to squeeze, I would just run your numbers to take a look at what makes sense for you and your journey. 

Try picking on the low hanging fruit first, "Pre-foreclosures" you already know they are in trouble.)Would also “drive for dollars” by biking and running but only in my local neighborhood here in Northeast LA.

Here's a fundamental explanation to get your juices flowing:Assume a house costs $200,000 and rents for $1,500.