BP would be great too but I do prefer to work in person so hopefully someone localEddieEddie, contact my friend, Raymond Sawyer, he is in San Diego.

Prefer seller financing which works a LOT better.

You are the owner and you make your own choices when it comes to your property.

Many investors set up LLCs themselves using state websites or services like LegalZoom, while others prefer an attorney for added protection and guidance.

Without the tenant explicitly stating (preferably in writing) you can trash whatever is left, you likely have a requirement to store items left behind. 

HOLD & REFI - The improved cashflow (I have one lender saying he could get me into a DSCR loan at 6.5% which would 3x my cashflow) is enticing, but I'm don't want to risk anything especially having been burned once and would prefer to be on the up and up. 

I've gotten deals and formed partnerships through some very unorthodox connections over the years.To answer your question, it will always depend on the specifics of the deal in front of me but in general I'd still prefer value-add.

Now for your advice about getting rid of CATMAN or CATWOMEN, whatever he prefers. 

So I prefer to have more of that in the deal.

If you're looking for steady rental income, Cleveland could be a solid choice.