Most of the easy "lipstick on a pig" transformations are gone - you're often looking at more serious rehabs to make the numbers work.That said, we do have some advantages: strong rental market (lots of students, young professionals), still relatively affordable deals, and good appreciation potential in many neighborhoods.

Diversity is great, but the fundamentals for real property are too strong in my opinion. 

A more viable approach could be a straight 75% cash-out refinance—but only if you’ve invested in a city with strong, sustained population growth.

People who makes payment on time and every time understand the importance of building a strong credit profile.

Focus on finding a replacement with strong tenant screening processes and performance guarantees.

It seems, obviously, that the method is strongly focused on the refinancing of the property post rehab.  

Unless less you are a system-building guru and strong networker, if that's that case out of state investing should be more up your alley.

It has a strong potential for cash flow.

I have several contacts in new home construction, architecture, land developers and community organizers who help me locate buyers and sellers.

The Port Charlotte duplex...given it hasn’t suffered hurricane damage...could command a pretty penny on its own.I recall reading a piece in Forbes that suggests certain Florida markets could remain strong for years, which might help you gauge whether now is the right time to sell.