There hasn't been this huge wave of foreclosures or short sales as people are hanging on, doing cash-in refi's or doing work outs with lenders.

That way all you do is watch other people do the heavy lifting while you cash the big checks.

Looks about right - here's also a list of the top cash-flowing cities if you're interested in major metros

john, The Refi is interesting,  cash out refis are harder then HELOCs. 

You could also do a simultaneous closing of a fixed first mortgage as a ‘cash out’ refinance and piggyback a new investment property heloc for future use..although the heloc rate will be stronger on the primary.

It sounds like a DSCR cash out refinance would good option for you as you can be in an LLC, no DTIs, and there are no concentration limits when it comes to how many you can do. 

As such, we are considering owning the properties in our own names to minimize tax burdens.Our primary motivation for investing in real estate is appreciation, as current projections show neutral cash flow.

Hey everyone,I wanted to share an exciting creative financing deal I just closed that resulted in over $50k in equity, with only $6k cash to close, plus many other benefits!

The fact is I don't have million dollars in cash sitting in my bank account.

I am from North Carolina but manage my current rental arbitrage properties in Medellin, Colombia & Rio de Janeiro Brazil.Now, I am looking to start buying real estate - likely in the Raleigh/Durham area of North Carolina where I am from, but also open to new markets.I stretched myself very thin on my arbitrage business, so my cash is very low.