You can take a loan against your 401k and pull the lower of the two: up to 50% of the value or $50,000. 

Tells me a lot of work out there for mid to lower income categories which is great

Much lower barriers to entry, but I just heard another major employer is pulling out thousands of jobs.This one is in my town so easy to self-manage. 

You may not be able to hit the rents of the bigger cities but I found the cost to purchase was lower so in the end you get the same cash flow.

The kind of perp @Bjorn Ahlblad is describing will not be held back by locks and certainly doesn't need a key to gain entry.  

:(Are there NOI improvements you can make, eliminate expenses, improve turn over (lower it), reduce damage etc etc. 

It might be a little more work for me to close my loans, but it nets me significantly lower interest rates.

If you can find ways to do that by raising rents / income and/or lowering expenses, you can find hidden gems. 

Resulting in a lower fee for you. 

Unless I can Profit from the Refi of course, since those dollars are tax free, cost 6% or so, and can save me the same 14% In conclusion my opinion at this point is to mix flips with rentals, keeping the lower profit flips as rentals, and selling the higher profit ones - I feel this is a safe middle ground