I'm all about finding problems to solutions and figuring out how to make something work rather than simply conceding that it cannot work.

We use PriceLabs to pull 2 lists (sleeps up to 7, and sleeps up 9) of properties within a 5–10 mile radius, then compare occupancy, nightly rate, and annual revenue for those 2 lists.

Right now I'm considering refinance options to pull out some equity.

Your solution is to borrow the downpayment, as well.This is referred to as "over-leveraging" and it's not wise.

In my flips I want to make sure permits are pulled and everything is above board on my flips...would there be pushback against my thinking based on your experience with this?

So @Mike S. is providing the perfect solution for you. 

Was just about ready to pull the trigger on one of the many courses that are offered out there, particularly Pace Morby’s, but after reading several posts full of reactions to the question “should I join and pay for a course?”

Louisville is fantastic for cash flow and is a safe place to start since we don't typically get caught up in the roller coaster effect of steep appreciation followed by sudden pull backs when the market isn't red hot.  

Chris Clothier provided regular video updates, and the property management team sent frequent emails with property-specific details, tenant situations, and proactive solutions.

As a result, this isn’t the kind of market that attracts top-tier PM talent.Your best solution might be to either:1.Take on self-management if possible (and if you’re willing to put in the time/effort).2.Find an individual you can trust to handle these properties, set up very specific instructions and processes, micro-manage them initially to ensure standards are met, and compensate them well to make it worth their while.This approach requires more oversight on your part but can yield better results in markets like this.