Also what if the bank noticed that the owner has changed? 

Do you have reserves for your personal living expenses in the event the process takes longer and/or you aren't able to recoup as much of the invested capital as expected on the refinance?

One person willing to give me 8k for my fee and another person at 4k for my fee. this is great.  

I've successfully done it personally multiple times and I have clients that have done it as well. 

If you find some of these, share the cash flow from the property, you can be in the deals $0, personally.  

This isn't an issue as I push all my mortgages to pull from my bank on the 15th of every month for free.Cue Nathan for his lengthy response.

Get your paystubs, W2's, bank statements, insurance, etc... lined up. 

If I'm going to invest the amount of money required I want to personally be able to keep an eye on the property, and interact directly with those assisting me.

@Adam ShaThe only person that can properly answer this question is someone that analyses markets on a national level or someone that invests in all 3 of these markets.The answers you're going to get from everyone on this forum that falls outside of the above is going to simply tell you their market is the best market. 

Look at your small local banks.