I considered doing a simple rate/term refi after the rehab was done, but with the ability to actually pull cash out of the deal on a cash out refi, making my cash-on-cash ROI an infinite amount, I decided to go this route.

For me I have the flexibility at work and I will make it work for others that do not have the ability to do so I suggest a few things. 1.

@Katie Church  It all went smooth... i actually forgot about this ... but it was a Bill Gulley said i was just making up stuff in my mind and really wanted / needed that home to go through... and it did... we also stayed on and managed the home for the buyer .... so it was a win win win situation

A bill revising the Biggert-Maxine Waters Flood insurance increase has passed the US House and is expected to pass the US senate shortly.

Regardless I do agree: If you are going to be a professional, do it to the best of your abilities.

What would an extra $30k to $50k do to your ability to make deals happen?

For SFR residences in my area, the ability to have pets is definately assumed, and so the market basically requires it.

But the ability to wash your car in the driveway is pretty basic.

Learn some basics, some fundamentals, then make a list of strengths you have (motivation, cash on hand, borrowing ability, willingness to get out of bed - lol, willingness to FIND people who need a way out of a bad situation, etc)Then put the two lists together. 

It sounds like you have been doing well with your investments so far.Your investment objectives have a lot t do with your options as well as your ability to manage properties and your price point.