If the rent is high enough to make a rehab and cash out refi makes sense, then you can go that route.

This might be a little weird but I came across the post because I'm looking for information about REIReply.REIReply is a real estate marketing system built on Go High Level's white-label plan.And I use and love GHL because it's more than just a CRM BUT it's not specifically built for real estate investors.That's where a company like REIReply might come in.You see, several digital marketing companies use GHL to run their businesses and many of them, my company included, have developed powerful follow-up systems.However, the problem is that GHL is only as good as the templates, campaigns, etc that are built within the system.While I have almost 20 years of digital marketing experience and can build effective and powerful campaigns for me and my clients, I don't have nearly as much experience in real estate.Ergo, I'm considering REIReply.If they are as good with real estate marketing as I am with my company's marketing, they have a killer deal.

There are obvious reasons such as affordability, taxes, landlord tenant laws, high paying jobs, and over all political environment.

Especially nowadays with the cost of capital so high it makes even more sense to cause you're getting 4-5% to hold it, and not having to loan it at 10% when you're stuck. 

For example, some brokers are as high as $26,000.Are they charging you for E & O insurance, Skyslope, a CRM?

The percentage to GP seems way too high especially if the GPs have no capital invested (LPs have all the risk).good luck

They are very similar to Stessa in that they offer an all-in-one package including a high-yield cash management account and ACH payments from your tenants. 

If you believe the property tax assessment is too high, you can explore the option of appealing it.

As noted by Ben, I highly advise that you target single-family homes with in-law suites or additional living space that can be converted into a separate unit and sourced as an STR via Airbnb or on another short-term rental platform.

I highly recommend starting by tuning in to the BiggerPockets podcast.