I would have thought the marketing would take place before the tenants moved out to minimize the time the house is vacant.Are there standard items that are typically done (besides a deep cleaning of the property) during a turnover? 

After refinancing, you get a free property and cash flow minimally.

Much of the information on this site is about how to obtain rental property while minimizing the amount of your own personal cash you invest in it, however they key word there is "minimize".

Is there a good way to approach this process to minimize blow back?

So I can afford very very minimal down payments. 

They’re TAW and have been for years, so upgrades have been minor and minimal during that time.

I’m probably looking for something on the lower end of the scale since my use is minimal.

They don't pill at all, are rather crisp than silky and sleep cool which I think would be a benefit in FL.

Was originally all in for about 22k.Cashflow was minimal - more like breaking even.But a few years in I sold the vacant lot next door to a builder for almost 60k.Used that money to pay myself back, pay off the remaining student loans for me and wife, then threw a little bit more at the mortgage in a "streamline refinance" to lower my monthly payment.Rents have increased slowly but surely in that time.

I have an immediate need for a refi on a rental in Texas and looking for referrals for a asset-based lender.Also looking for a short-term hard money lender for a home that needs minimal repairs.