I am torn between out-of-state GA and in-state TRI-State STR BRRR or if its provides a pretty penny cash flow then LTR.

Partner Driven's commitment to providing the necessary resources was key to the successful outcome of this investment.

Not sure I am allowed to post recommendations to service providers on the forums directly.

It sounds like the bad debt could be paid off with a refinance and depending on how expensive that debt is - it may be worth it just for that reason.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Also realize that when you refi, you can lose your grandfathering on taxes - where the property taxes may be looked at again with a higher value of your property at the date you refi - it just depends on how the county handles those things.Then there is property management.  

-The other properties, along with my wife's income provide enough income for us to live on if we live extremely frugally. 

Can anyone suggest reliable data providers for land lists?

But depending on if you are trying to target the higher opportunity areas or some mid teir areas.

It is, because in the end people let you down and over promise and under deliver and to tell you the truth cause I've dealt with so many now, some agents are very good and they listen as to what your buy box is and they provide comps and an ARV analysis and other agents aren't willing to do sh!