I think it is a very good market for those types of deals, but you might not be able to get all of your money back on the refi as values seem to have gone down a little bit in most areas where people are buying BRRRR properties, such as North County. 

Did you filter by type?

They're more expensive but the underwrite is easier due to gross rents vs. having expense factors (like any type of normal commercial lender). 

My initial goal is to house hack, purchasing a small multi-family property within the next year, ideally the next 6 months.I am between Atlanta and Athens and have relatively little savings so unless I find a partner I will likely be using an FHA or USDA loan for my first property.

Ideally you buy with some cash flow, if necessary with more downpayment to get to a 1.2 DSCR.

What's the ideal business structure in Texas for sole-owner, flipping business that offers anonymity, tax efficiency and asset protection?

You get a DBA for your LLC and make a creative moniker to host AirBnBs, but ideally  you hire a STR property management company and pass most liability to them. 

You didn't specify if this were just one entity or you had many entities (i.e. what type of structure you have makes a difference in how they do the accounting) I would budget 2-4 hours a week under one structure & then add if you have multiple bank accounts / structures but not by much - maybe an extra hour to account for having to switch into different accounts / bank accounts.What's the advantage of a local bookkeeper vs virtual?

Hey guys, im located in Phx,az and would like to invest on my first property here, I would like to know what are my options, I am self employed and bring in about $4k a month (mostly cash )no paper work to trace my earnings (im in the car selling business)  , experian score 630  1 delinquent acct but it was paid off many years ago, Ideally i would like to put down $10k to $15k tops, what interest rate do you all think im looking at.

Welcome.Make sure you take the time to understand Property Class types, so your expectations are aligned with the performance of these classes.