Does the PSLF factor into this at all? 

We're a young family looking to buy a multi-unit (2-4) units anywhere in the triangle that is safe and ideally in a well defined neighborhood. 

‘Hidden factors’ that increase valueFrontal curb exposure - is your house narrow or broad in comparison to others?

I could be wrong, but I believe that if I just stick to what I can do and continue putting in my effort to connect with others with offers to help them (for free), help those even newer than I am to this website, be open to opportunities that come my way without expectations of their size, then I will eventually  succeed.I think that the one determining factor in me that makes me sure I will succeed in the end is my drive to keep at this until I have achieved success, and I plan to never give up as long as I am alive.

However, without going into details, I would recommend breaking down the expenses to make sure you have allocated all the expense needed such as management fees (even if you do the management yourself), cap ex, vacancy factors, etc... 

When you factor the cost over 25 years, you're not saving a ton of money DIY'ing the roof. 

Looking at those factors, I felt more comfortable leaving my cash in the stock market- growing it slowly until i found a deal that would cash flow better.I finally decided to look out of state.

The LTV you receive on the refi will be dependent on multiple factors.

Ideally you want to be sitting at their kitchen table, contract in hand, when the truth dawns on them.

@Padric Lynch  Yes, ideally have the title company handles it all in one transaction.