Much lower barriers to entry, but I just heard another major employer is pulling out thousands of jobs.This one is in my town so easy to self-manage. 

You may not be able to hit the rents of the bigger cities but I found the cost to purchase was lower so in the end you get the same cash flow.

:(Are there NOI improvements you can make, eliminate expenses, improve turn over (lower it), reduce damage etc etc. 

It might be a little more work for me to close my loans, but it nets me significantly lower interest rates.

If you can find ways to do that by raising rents / income and/or lowering expenses, you can find hidden gems. 

Resulting in a lower fee for you. 

Unless I can Profit from the Refi of course, since those dollars are tax free, cost 6% or so, and can save me the same 14% In conclusion my opinion at this point is to mix flips with rentals, keeping the lower profit flips as rentals, and selling the higher profit ones - I feel this is a safe middle ground

The addition of the passive income deduction will lower my taxes on an already decreased income tax rate.

If you're not comfortable dealing with a house in a high-risk neighborhood then the lower price won't be worth it.

You can get a nice house with low vacancy for around $60,000 sometimes even lower. and those can rent out for $600 to $700 dollars.