I agree that learning the art of sourcing off-market opportunities will serve you very well--both now, and in the future...whether you perceive the market to be competitive or not. 

I would not refinance properties, I would look for other sources of funding such as savings, other people's money, study Brandon Turner. 

They will source the best loans for you, and their loan origination fee of 1% can be rolled into your loan or paid upfront.Down payment can be sourced from personal funds, family, friends, etc.

Eventually, once I can make real estate investing my main source of income, I'll probably move to a better tax state. 

Please if his information is wrong can someone offer a source of the information?

Unless you have a very high income or source of funds to buy a large complex on your own.

Worse than average priced SFH are in my outrageously expensive market.You may think I am advocating for selling, but not necessarily.  1) I look at total return and do not prioritize cash flow over the other sources of return.

If you don't mind dealing with calls about one tenant eating another's food or making a mess, then it could be a profitable decision.

However, screening of the spouse revealed debt, collections, no source of income, etc. - I would never accept that person alone.

I know that's hard to hear but it's the truth.This is why for guys who are just starting I feel like it's better for you to source deals yourself instead of going through a wholesaler...UNLESS you know and see the importance of networking with and building a relationship with that wholesaler.