This is the case anyways, but it's going to be the tenant's knee-jerk reaction to say "You should have to replace my laptop since that pipe burst and it soaked my coffee table, where the laptop was."   

This is a unique market, but there are definitely opportunities out there for you!

It's very easy for me to look at all the things I don't have (access to bank financing, many years of experience, money to burn, etc.) but I'm shifting my focus to the unique things I do have.I'm able to fly for free thanks to a family member who works for a major airline.

For example, meaning you put money on the table but it's only $500. 

I don't have many recommendations for OOS specialists (because I live here), but @Alyssa Dyer with Table Investments is/are very knowledgeable and responsive and specialize in working with people outside Oklahoma.Rhett Tullis is a property manager that I haven't personally worked with, but who was very helpful to my sister when she was exploring investing here from Texas.

Our local radio station wanted to borrow against their equity so I had to evaluate three very unique properties for $300 each.

LTV's are lower (Higher Down Payment), DCRs are higher (Higher NOI to Debt Ratio), Reserves are higher (I've heard some lenders requiring 12 months of reserves), Interest Rates are lower, but Rate Lock has been moved to the closing table, almost.

Within that set of rules, you can find a "Table of Uses".

Based on the numbers you gave the cash out refi isn't totally off the table.

I am just to a point where I would like to take some chips off the table and not interested in continuing the 1031 games any longer.