Pay attention to improvements that provide the highest return on investment, such remodeling the kitchen and bathroom.

If your paying cash to buy and rehab then refinancing I get that.. but your still paying for two closing costs.

If they pay the new amount on time no problem.

That will increase your material costs for the job and is the contractor paying for the material in their bid or are you paying for it and paying them a labor cost.

Buyers don't look for financing and its foreign so they don't jump on a forsale listing on zillow.I've had the best (only) luck with zillow rental adds,   starting with the pitch;  rent to own, live in a great home while you pay off owning it. 

My portfolio is not that large and it irked me to pay a bookkeeper so much and still have to do a lot of the work.

Finding tenants to pay your bills is the hard part.

https://app.tango.us/app/workflow/BiggerPockets-free-Short-T...The only way to truly stay up to date on your local rules is to pay attention to your local county/city council meetings and how you can participate.

You will be paying 6-10% for just having them collect rent. 

Then she still only makes 2% extra for taking the risk of you not paying versus a bank.