Would a cash-out refinance to free up equity and keep growing be a smart move, or should I focus on paying down my existing debts?

You're complaining about bad customer service from a FREE provider.

We love investing into properties that we can hold long term and we have been fortunate enough to have great tenants through our intense vetting process that stay with us for long periods of time.

Make sure HVAC systems are working properly and that windows are insulated and free from drafts.

I guess I should have stay the heck out of this one LOL

We walked with about $55k of tax free cash on a $147k house with $55k renovation budget.

If the investor is actively involved and can stay on top of materials, roll with it!

They allow you to post ads for free

Initially I really wanted to do a STR down in North Padre Texas (as it is a place I have vacationed for years and have stayed in at least 8-10 of the STR in the exact complex im looking into, I see how my STR could stand out amongst the rest since Im huge fisherman down there and that is mainly what those STR are used as, already have boat rental option setup if I go this route, list of fishing and possible guides to go with depending on style of fishing, family, fun, hardcore wade fisherman etc etc and equipment rental available for those that do not have.), the places im looking at are decent $ properties that after running through calculators etc showing 18-22% CoC after management fees etc.But after listening to BP for about a month, now thinking BRRRR possibly and doing up here in the DFW area.

How often do you use it personally or let friends/relatives stay?