Your teacher or mentor needs more knowledge than some niche, but can tell you how they do things, but your job then is in the due diligence of what they teach as most are not really in compliance in everything or even current.Why do the old salts show up?

I'm a relatively new investor so please take what I say as a grain of salt but it *potentially* could be worthwhile to refi in order to achieve more cash flow. 

I am fairly new to this so take anything I say with a grain of salt.

I don’t say all this to discourage you, and I haven’t raised money yet, so take it with a grain of salt if you want to, but of all the accredited investors I know, most are old school and like others have said do not have time for YouTube.

Thankfully the former property manager's reputation proceeds them, with everything being said being taken with a heavy grain of salt.

Dallas, Houston, Phoenix, and Salt Lake City are all pretty hot markets, but do your own due diligence. 

Plus here's my Chatty Cathy version: Key factors in a coastal property rental: 1) distance to beach, 2) age of property, 3) quality of PM if you get one, 4) interior beachy vibe and vacation amenities, and 5) increased maintenance costs since salt air and possibly "entitled" quests on vacation can be hard on a house.  

If he is shoving a proforma down your throat you can tell him to pound salt, you will have months of evictions, renovations and attorney fees to deal with before you ever get to a proforma number.   

I have not done this so take everything I say with a grain of salt. 

Take the above with a grain of salt and as a mental framework to consider, since I do not know your full situation, personality, or skill sets.