I know an investment property mortgage tends to have a higher rate than a primary residence, but is there some other rule I don’t know about with cash-out refis on investment properties that pushes the rates even higher?

I have done virtually every step (house hacked a single family residence rather than a duplex but I would do a duplex if I were doing it over) without the benefit of the VA loan. 

It's INCOME PROPERTY, not a primary residence.

It’s also young — the average resident is just 33 years old.Like much of the area, North Las Vegas is a landscape of contrasts, where pawnshops are as common as manicured golf courses.Squat and basic housing complexes sit just miles from more luxurious homes with grass lawns — a rarity in a community where yards of rock and of desert are the norm.In a fast-moving market, many can’t afford to buy at all.

I currently reside in Louisville, Ky.

I was thinking about renting out my primary residence which has taxes in 2017 for $5,900.

We don't have their new address but do have the one address they just stayed at for one month while they were supposedly waiting for their new rental and we also have the forwarding address they first gave for their parents home (their parents also resided in our rental with them and are being named in our claim as well).The total damages are high and it's a big house (almost 4k sqft & in excellent condition before the moved in).So long story, we need help on what to do about serving them with claims papers if they now live on base and we don't have their new address?

Non resident investors. 

I've been entertaining getting into the Detroit market, but will also be buying a primary residence in Norfolk in the Ocean View area.

Yes, I anticipate that any bidding with a party who intends to be the primary resident will exceed my "investor's budget".