In Phoenix, I might call up a friend who invests in mixed-use properties south of Roosevelt Row, and that friend might know a local title rep who’s been working with out-of-state buyers who like to pull the trigger fast.

What if I fix & flip instead of rent, can it pull actual sales comps and group by renovated and estimate the ARV?

With an ARV of 250K, you'll be able to pull out 187,500 less additional closing costs for the cash out refi.

Is there a great service that'll let me pull an accurate list and accurately skip trace?

Then when it makes sense, pull money out or 1031 into something new.

they will lose a ton of interest on 5.5% loan if we refi with someone else, but it would likely be 7% so its a lose-lose, they will lose our business and it could be in their favor to just drop the abusive term, ridiculous that a conventional loan doesn't let you keep the place after moving out. never saw that coming and this type of "pulling a fast one" is exactly why the other buyer who couldn't be present on closing specified that the power of attorney for signing closing documents was limited to exclude anything unnecessary. 

I’ve always wanted to renovate my investment properties, but it’s so hard to pull the trigger.

So I’m pretty close to you, once I pull some cash I have sitting in a flip that will probably turn into a brrr I’ll be about 70/30 stocks, I really don’t mind buying property provided I think for some subjective reason that area is undervalued/will outperform the market, but to me the stock market has a few advantages, 1. it is much easier obviously/more liquid. 2.

Stabilize the property, wait a year or two for some appreciation, and then refinance - pull that equity out, and then do it again.

If you don’t have the parcel’s block & lot #, you can use the street name & # to pull up public record docs including deeds, liens, violations, etc.