Much better responses from professionals on the Pro only forum.

Or is it better to wait out the seasoning period with your loan balance (I used a HELOC so no hard money lenders or balloon payments) and just refi out in 6 months?

Probably for the better the city recently instituted a CAP on new licenses.

No better indication that the market has reached the top and prices are downhill from here 

Is there a better way? 

Also, the denominator is "initial investment," not "total investment" I just get somewhat wary of inflated numbers that make something look better than it is -- saying that my NWROI is this incredible percentage - but an ongoing maintenance concern/capital expense actually makes the property break - -even or even worse. 

There is nobody better than Guardian Home Inspections (Davey Compton).  

Even if you have to travel a couple of hours, you have a much better chance of finding someone.How to approach a mentorOnce you've found a likely candidate, it's time to reach out and ask.

However, for long holds there are few markets that have historically done better.  

I think the question is better rephrased as what are the important provisions to include in a lease.