Cash out refinances have a longer seasoning period for most lenders as well! 

From what I can tell an B area turn over period (with rent increase!)

I would buy 1 quality local single family home ASAP, under full market value, so I have an out if I want to sell.I would buy this property with the mindset that I am going to hold it forever, but with a 2-3 year “ trial period” mindset too, where if I don’t like REI and landlording, I can sell and still recoup my money and dump it into index funds.REI isn’t for everybody, but I’m glad I’m doing it.

I also love the idea of having maybe a 3rd party handyman or something like that to inspect the work periodically, that would be cheaper and that way they have no reason to lie. 

@Nate Hammond  I suspect  Morris is in major damage control.. if he is not then he is leaving his clients to whistle in the wind.. oceanpointe from 18th of December can no longer collect rent period end of discussion all their leases are null and void.. and all the owners need to jump in and find new managers.. low end tenants will abuse this to no end.. you being an licensed appraiser undertand professional liability. when you change managers here is what happens.1. you get a long laundry list of what's wrong with your property 2. new manager wants things done as well .. as they should they don't want to manage a pig.but I have not heard anyone come on here and say hey  MI contacted me with issue with the ground partner PM and you all need to find someone new..

And the time period of the investment is quite a bit of time -- often 2-10 years.

You do have to live in it for a certain period of time as a stipulation. 

Current rate for a 10 year Refi / cash out is between 6.5 - 6.75%.....coming down to 6% or under can make a huge cash flow difference over 5-10 year period. 

@Tanya Maslach Since it sounds like you're not really using a property manager - connect with whoever helped you purchase the property to see if they know of a leasing agent or showing agent that you could reach out to help hold the property open to tour at least once to twice a week for an 1-2 hour period on weekends. 

We had success in summerlin with insurance company paying .. over a 24 month period we had 3 tenants   fair market rent at the time was about 2200 or so non furnished.. we got 4100.00I did not like the turnover so I put it up as furnished rental and got 3500 and its going into its second year with a superb tenant. so seems like a happy medium for us..