I'm going to look at 3 more properties tomorrow and after getting a better handle on numbers in the last few days, we should be putting in some offers very shortly!

A better plan would be buy it for 500k, fix the kitchen/baths and paint the exterior/interior and then try the refi about 8 months later.

But as your portfolio builds bigger and the property management company charges per property and not per portfolio, I would think having your own team gives you a better sense of control or a better overview of your properties wouldn't it? 

Not sure why they claim online only because these are available walk-in (for usually better prices):https://www.costco.com/purely-organic-towel-sets.product.100...https://www.costco.com/purely-indulgent-100%25-hygrocotton-t...

This also leads owners to ASSUME simpler is better when it comes to management contracts.

I'm trying to get a better understanding of how "Step 1" really works, details and all. 

I forego better "cashflow" opportunities, but look for greater appreciation opportunities - they're generally on a linear "scale", opposite from each other, but blend as you slide along that scale.By setting your buy-box, you can at least narrow down your search.

The RAFT money would better utilized in a case of emergency.

Part of my plan is to better track my existing portfolio.

This also leads owners to ASSUME simpler is better when it comes to management contracts.