If worded properly, you can look for non-smoking, graduate students, for example, but you can’t advertise for “responsible students over the age of 24”.

first you might find it difficult to do ancSh our refi on rental non owner occupied homes.

But most people get them resolved through an attorney instead of a CPA.As someone who owns non-US investment properties and has to deal with legal/accounting issues in another country, I can definitely sympathize with wanting to get everything done under one roof.

If you are already renting, I would be surprised that your property management company hasn't required you to get one already as they may become liable for non-compliance. 

Refi with cash out seems to be a non starter because I lack the reserves required for a multi and my credit is a work in progress but improving.

I know some guys that make killer money in the city , but they say the headaches are non stop

if they advertise on any public medium then they are one in the same.. private lenders don't advertise and are those you know personally. 

Once all the practical value-add opportunities have been taken advantage of, and one wants to sell their apartment, who is the end buyer that is interested in a non-value-add apartment complex?

I know this sounds crazy but very large banks, specifically ones that are publicly traded want to limit their risk. 

People love to think it was a ploy to get rich on the interest (LOL....) but most of those funds were held in non-interest bearing accounts.