I have a cloth play tent and camping toys (battery lanterns, felt foods, teeny pots and pans, colorful flashlights) in the kids’ room.

I don't currently have my license (keep toying with the idea, but I have a FT, somewhat demanding job).

@Daniel Toy I have a house I am interested in that has been on Auction.com 5 times in the past couple months and never sold.

Fables aside, any time you expose yourself to risk someone will tell you all the bad things that could go wrong and that the sky is falling.

You then offer a solution.Regarding the risk of falling prices you alluded to, yes, there is always a risk for all parties involved in these transactions. 

That said, although I am currently living in Boston, I am looking to invest elsewhere in the near future - either by moving out west (I have been toying with the idea of moving to Denver or Salt Lake City for the past couple of years), or by leveraging my new found confidence in investing remotely thanks to David Greene and his book.I have become passionate about real estate and personal finance and I am serious about making this a lifestyle.

Nope..I'm sure they would want you to buy floats, goggles and pool toys too.  

I have been toying with the cash-out refi but did not have much information on it. 

I've been toying with doing some flipping of vacation properties because that's not been my area of expertise. 

So that upside or value add is the NOI is x how can I get it to y and what will it be worth once I do.