As an out of state investor, Birmingham has proven far and away my most difficult city to rent remotely (it's one of five cities in which I have rental properties), mostly because of terrible property managers.

You need to follow the lease.

Quote from @Natalia Perlova: Hi there BP community, looking for your advice on the following please: i inherited a section 8 tenant who pays way below market, acts shady, had an issue with the leaky toilet for years, which damaged the floor and cost me $$$ to fix.

It is sometimes better not to sell to this buyer than deal with the year long headaches that follow.

I have about 20,000 saved and will be looking to make an investment in the following year.

I'm not sure if the program is still going on, but has definitely revitalized a lot of the area when it was once destined to follow the way of other older cities that are aging out of existence both in terms of people and property. 

He'll lend in markets where there's a network set-up that has proven to move investors through. 

Most of the work will be following up with warm leads already.)When you say you’re taking a job, will you be an employee on salary + commission or an independent commission only “contractor”.  

Great points that I will follow up on.

I am not clearly following the the refinance bit.