This will all depend on how good of negotiator you are. 

Depends on the area.

Is your income considered variable in nature depending on job sites and that you do not work a set amount of hours per week?

@Hector Lewis - The decision ultimately depends on your current cash reserves relative to your financial needs, as well as your willingness to reinvest for potential appreciation.

This could be less costly and smaller hurdles than you would have with hard money lenders.

It depends on what municipality you are in here in the Tampa area.

Never invest in any city on this list of the 50 most dangerous US cities.Low operating costs: High operating costs are one of the driving factors for many companies, leaving states with high taxes, regulations, and other costs.

I'm still new to real estate investing but I'm open to feedback  @Jade FrankIt really depends on your long-term goals.

A cash out refi should take 2-3 weeks with most lenders, and you should have only an appraisal a credit report fee as upfront costs. 

It can get pretty expensive what would anyone suggest or should I write the lease so that the next tenant depending on time of year should I do not include a specific utility and adjust my rent because of it ?