We discussed local market trends, investment strategy, and the benefits of working with some of the local lenders as oppose to the bigger banks. 

This seems to be the trend right now.  

With the current downward trend in rates, I'd would love to refinance my rental property which is a condo currently at 4.5%.

Through the research I have done online I have found that cities in the south east (Tampa, Jacksonville, Orlando, Charlotte) all have indicators that would seem to point to an upward trend (Pop/job growth etc..)I was also looking into Raleigh a little but it seems that I may have missed the boat on finding affordable property in desirable neighborhoods.What are your thoughts on the Raleigh market from an investor perspective?

From there I then inquire about the condition and any major repairs that may be needed..After that I do my own research regarding rent amounts in the area and market trends...

This is the trend in a good portion of New Jersey.

Could it be a coincidence or is there a certain trend in the market that is making these investors avoid long term buy and holds?

Also, your agent should know how to identify market and value trends, determine zonings like flood before you submit, understand seller motivations, and be a good negotiator. 

They don't have a lot of equity, but the house has appreciated from some upgrades (and market trend) and they currently have a 3.25% interest rate!

A quick disclaimer: I'm terrible with aesthetics, and I have no eye for these things.That said, I do have an eye for money, and I do follow trends.