@Alan F.Every market will react differently depending on the the supply an demand and the economic drivers in that local economy.

In my locality, persons are recruited to serve as testers for landlord racial discrimination by the local Fair Housing enforcement agency.

Has anyone used an affiliate marketing strategy to refresh their property, create unique experiences and provide local products to their guests? 

Welcome to BP Thea,These forums are a great place to learn and meet people, whether you're just starting out or you're a seasoned investor.

Will banks have any issues doing a cash out refi on deal like this assuming i meet all the other qualifications such as credit score and DTI.

You can flip later; it just may not be the right fit for you now.In addition to books, these forums, and podcasts, the best thing to do to get you focused is to meet other investors who work that asset class or strategy at local meetups.

If subject-to solves their problem you will likely get it accepted.Find a local RE attorney that does subject-to contracts and have a chat with him. 

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

I've personally met a lot of hard money lenders at investor meet ups as well.Best of luck on your first property!

Even facebook might have some good local groups for you.