Soon Joshua and Brandon asked if I'd moderate.

Justin Stamper we play on city fields and they don't allow alcohol on the fields.

If so, what areas should I be looking at (want low crime, low vacancy, moderate to high appreciation potential, within 45 mins of Dallas and DFW)? 

Because this is your first post, it will not appear until a moderator verifies it.

Last year she quit the second home business (one that was moderately successful but not sellable because she was most of the business (she had one half time employee)). 

A lot of people from BP have shown up in the past, and that is usually from a recommendation from Ned Carey, on of the moderators on BP.Mark

Other than moderate property appreciation there won't be significant difference.

I did need to drop my assignment fee once or twice but it was more important to me to also build a relationship with the investors and also this GC.the bad part the GC was great but had issues with drugs and alcohol so working on another one.

I did find out this morning that it is in Flood Zone X which is a moderate to low risk.  

In short, you can get a refinance for the lesser of: (a) 70-75% of the new appraised value, and (b) the original purchase price plus all of your closing costs and prepaids/escrow setup for the new loan.This works pretty well for light to moderate rehabs, but will not get 100% of your cash back (perhaps up to 85% depending on ARV and amount of rehab).