Sorry ... my post got cut off.As I was saying, I do not know how you would improve Cash-flow without increasing rent rates. 

That sounds like a much more resonable refinance rate and would definitely increase my return (~64%)4.)

A distressed property will need a "value add" to increase the value, a distressed seller can sell allowing you to profit without touching the property, but this has limitations as well as to giving a fair price and not screwing a seller.

I realize that everyone is going to have different input and advice based off of their experiences, but I'm looking for assistance as to whether something I'm including is a definite NO NO, or if something should be added in for increased impact. 

If the law says it fine, your broker/agent agreement is in compliance and the customer is OK with it, your good to go.

So if the property has increased in value then you may be triggering capital gains.  

My wife and I started our company about 4 years ago and have slowly been building it up and increasing our holdings.

If it is a geographic market then why not try Ever Door Direct Mail (https://eddm.usps.com/eddm/customer/routeSearch.ac...).  

I'm also looking for a general labor crew: someone to install toilets, lay laminate flooring, screw in odds and ends, and build a custom kitchen island.

Many are increasingly using AirBNB's nascent corporate program as a way to outsource the management.