Unless you have a deal in the works, need cash fast, have other debts, or have fears about the market a conventional cash-out ReFi is the optimal choice.

You have made the choice, now it is about finding your investment method.

I work with a lot of investors and they tend to gravitate to some local guys, but the choice is yours of course.  

I agree with your choice, especially with foundation issues.You could also just take your time with renovations, little by little on your own free time.

@Ryan Garrison San Diego, CA.

If they need money choices are reverse mortgage (not a recommendation, just an option) or sell.  

If you're looking for financial freedom, cashflow is your better choice.

If you think that is too much, then there are a lot of duplexes in Lakeland which is a good choice if the price is right.

My favorite quote from that book is"Anyone who dreams of an uncommon life eventually discovers there is no choice but to seek an uncommon approach to living it"  - Gary KellerTo be successful you can't just copy what someone else is doing exactly, and you don't need to come from wealth and connections in order to be successful in real estate investing.  

As an investor, I had a choice to list any way I desired and I never desired to use the MLS to list my units.