Follow the path for each option you identify to conclusion.  

Once you've come to the conclusion that this is the path, I think you will know that.  

When someone jumps to the conclusion to just replace a whole house due to one room and not being able to find matching carpet is kind of over the top.

If you come to the right conclusion you are really not wasting your time.

You need to deal with the issue to a conclusion now.

If it's the former then is my conclusion right in that the average return on this property is going down the longer I hold it and is a primary candidate for buying, renting for two years and then selling it off?

After searching through multiple deals, and running numbers I have come to a conclusion of the maximum available offer that I would we willing to purchase the property for.

. - Conclusion: any savings on commission is a HUGE boost for your COC.

One price drop and an extra month of holding costs (since those things often end up going together) and you are pretty close to break even.Draw your own conclusions but to me this is saying that using a 70% screening for deals in the low to moderately priced range should give a good feel if you should dig deeper into it.  

Michael Loflin ,Thank you for your reply I have come to the conclusion that I am going to have to wait till the 6 month Seasoning Period ( June of this year ) , before I can do the Cash-Out refi.My plan is to get 80% LTV on my Primary , which will give me $17,000 that I can get from the refi , and then Have my All-In costs on the next Investment property be around the $70,000 mark, at a down payment on my part of 25%  ( assumes a Portfolio Loan ) ...... so around a $17,000 down payment if 25% down is what I have to come up with The amount I get from the Refi will cover ( In Theory ) 100% of what I'll need for the Down payment ( I am adding Closing costs into this $70,000 figure as well )These two properties from what I have learned via keeping up with the market in the are for going on a year now .....