- I read in BP that the agent doesn't matter much, as it doesn't play a role when a claim is filed.

My assumption is now revenue will come into play and I will have easier access to capital and banks will focus on revenue instead of tax returns.

And you can play hit and miss with contractors.

@Ivan Sarabia it would greatly depend on your short or long term goals, do you prefer to self-manage, play for appreciation or cash flow, etc. 

Like everyone else, I am not 100% sure how this plays out.

I do understand size plays a part in this so let's say a house is 1500sf.

as items 1 and 2 above play out some out of state investors wont be able to turn a profit any longer as their margins are already just about too tight. 

You are losing $70/month on the mortgage alone, and without knowing what else your "payment" figure includes, it could be hundreds more in PM fees, property taxes, insurance, maintenance, etc.The refi certainly seems more appealing at a glance but again, if we have to consider the additional expenses listed above you'll still end up underwater.Honestly, it seems like unloading this thing any way you can in order to limit your losses seems like the best play.

Maybe a section 8 play could work. 

I know it's kind of backwards to invest in properties than further down the line "house hack" but that's just how circumstances played out for me with my current home.