When I look at the current inverted bond yield curve I am now leaning towards the latter since investors who drive the market are saying, "we think rates will be lower in the future compared to now so we're going to bet on a lower yield over a longer period." 

You got a good chunk of change in equity I bet. 

If the deal is good, I bet you can find some to carry the full note at 4-6%. 

Your best bet is to meet some local wholesalers and see if you can help them in some way by door knocking or driving for them and learn from them.

Your best bet if you have other properties is to get a HELOC or refi to pull out the equity and use that for the downpayment.Good luck!

Best bet would be to talk to some local commercial real estate brokers that specialize in retail and office leasing.They will be the ones in the know.That being said I like urgent care, medical, dental, eye dr, chiropractor etc they always make good long term retail/office flex tenants.

You plan is to refi to lower your current mortgage payment and pu;ll out $45k, and spend that $45k to improve your current home so you can bet a HELOC on it to get your $45k back...that you just spent. 

** I am also looking for the bets way to approach the appraiser so he or she realizes how much work was done on this home.

I think your best bet would be to buy a place in N.

That is a real shame, I bet that was a pretty cool rental.I am focusing on buying properties in my self directed ROTH IRA, that way I don't have to pay tax on the income (ever) or capital gains tax if I sell one day.