Example; it took me 10 years to get my first 7 and 4 years later I had 18. 

I think its a great idea as well, if you have proper boundaries set with tenants.Also, if you see them over there hauling out trash, offer to help carry stuff or use your tree lawn.I would put the 'bug' in there ear sooner than later though, otherwise they'll make other plans.

I'm a new investor currently living in the Atlanta area and planning to move to Augusta later this year.

Typically it is four to five years later that it will make sense to drop your rate IF you are paying your costs.  

Later today I am contracting (knock on wood) a guy that owes $170k after a loan modification on a house with an ARV of $160k.

You will likely pay more to do turnkey, but it can really be a great way to get into a market and get started in REI, even if you choose to follow other strategies later.  

It has ever since I had to get a furnace for a rental two years ago and found out about that direct pricing a few months later. 

Later on the new buyer's friend was over and said the lot looked to small for 4.2. 

By contrast if you close on this refinance and 2 weeks later rent it out to someone... that looks VERY different to any reasonably objective person.Always remember that most of the time, a mortgage loan servicer just wants to sit there and collect monthly payments.

I've walked by a few homes that needed work and done nothing, and then kicked myself when I later see them flipped in the near future.