If it is in fact 3 months before we can do a cash out refi, the entire rent - T/I will be cash flow adding a few thousand extra to the bottom line.Although the ARV is less, we’re still pulling out more net cash, while investing less upfront. 

Usually, word gets around as to who's doing what and what type of investing and niche they're in. 

For the most part it usually only takes me about 3 hours to actively manage the 25 units per month.

Usually one would think that Tenants are were the liability and issues arise and although there will be issues there, they are all quite simple to handle however, owners can certainly get you in trouble from a liability standpoint.

I do usually suggest a local lender as they know the market (appraisals, comps, insurance, rents etc).

I think there's a time to either cashout refi or sell but that is when you've accrued enough equity to parlay that into two more properties (which usually take about 5 years or so depending on the market).  

., in the city you wish to invest (Indianapolis, where I work, is well known for having more price-accessible properties than other markets) are usually what you are looking for in a realtor. 

For contractors, ask for recommendations, get several quotes, and create a realistic budget with extra funds for unexpected expenses.

Paying about 200 to 300 a month to essentially just "have it" and let it appreciate and see what happens.my short term goal is to increase savings cash assets and equity in next 5 years so i can buy a couple of investment properties that provide extra monthly income while increasing in value.

@Jake Kid if you find a PMC willing to manage room-by-room, plan on paying them more for the extra headaches involved!