Seems like you have a million ideas and things you want to accomplish, I would start with one.

I do not plan to sell any time soon but do plan to refinance in the coming years.

You may find 10 properties that meet your criteria one year and none in other years. 

First time poster and new real estate investor but I could really use some advice.

For instance in the Northwest.. picking anything with  Pacific  Northwest  or local cities etc are already taken .. but when i have someone pick one from where thay are at in the country its never taken.. 

Or the 3% down conventional has to be for the first time ever property?

Hey man, educate me on this. 6% seems like 1.5 times 4%... am I leaving something out? 

I’m currently working on 58 unit BTR development project and seeking one or two private debt investors to help fund it.

Also what type of lifestyle are you trying to maintain-a simple one or one where you go on exotic vacations every month?

One of the keys I've found is focusing on neighborhoods that are on the upswing—places with signs of revitalization where you can still get affordable properties.In Memphis, I'd imagine a similar strategy would work.