Investors who follow a similar path to this example, what's missing in this picture?

If you listened to the newest Podcast about how the tax reform affects real estate investors (if not here's the link):https://www.biggerpockets.com/renewsblog/biggerpockets-podcast-269-how-the-new-tax-code-affects-you...

Try reading as many books as you can and keep seeking guidance and success will follow.

If I am following this you have a current mortgage that you wish to pay of with a hard money loan before securing a new mortgage to pay off the hard money loan.

I work with those who LISTEN and follow direction.

If you can get consistent, proven monthly positive cash flow of $100 in a Class A area, and $500 in a class D, which one would you choose?

For agents that only do 1-2 transactions per year, it will take a long time to complete.In order to get the designation, an applicant must meet the following portfolio experience:-Three (3) or more qualifying activities totaling $30 million or more; or-Exactly ten (10) qualifying activities totaling $10 million or more; or-Twenty (20) qualifying activities with no dollar volume requirement.In general, designations don't increase business, they increase the level of competency.

Following as I am in a similar situation! 

You'll need a qualified intermediary and need to follow all the rules for identifying property.

I always suggest clients follow the inspector around so you can ask questions as things come up