Biggest reason being it will be a cash flow monster once its stable.

Is this an improving area or a stable area or a declining area?  

Some are comfortable leaving cash in a deal because it is stable there, whereas some want to get it out ASAP to scale more quickly.

Tough to make any call without knowing any details...but as long as you're financially stable, a refi is a great way to tap into equity to buy your first investment property.

Is the area showing a trend of growing or shrinking or even stable for that matter. 

But on cheaper properties, that won’t hold because there are stable closing costs that may be higher than 6% of the ARV, especially when you are buying less expensive properties.

Plus you want stable and safe property. 

Smaller cash flow, but less work and very stable investment. 

I make $67k a year and trying to build my wealth with REI.Have stable income and still have little bit of money after I put 20%.Don't think I'm doing wrong?!

It's not clear if you are depending on this to be very reliable and stable or not...but if you are then that could be a problem for you.On the other hand, maybe your situation is that you can make a lot more money by focusing on something else other than directly owning real estate.