For a cash out refi, you are generally limited to 75% LTV and rates right now are in the mid 7s for good credit and a DSCR over 1.0. 

My 2 cents: You're young, you could get a real estate or real estate adjacent 9-5 so you can get paid to to learn more about real estate while learning and building the side hustle outside of business hours.Seems like you live in a major US market so that's a plus, you could get a tenant services coordinator job in commercial real estate making $40-60k (not sure if that's more or less than what you are making now) It's an Entry level role, anyone with a degree and a polished resume and a passion for real estate should have a decent shot at landing a job like this.

The fear of renting while out of town is common, but it's easy to overcome, especially when you have friends and a handyman.

But it would be nice to have access to the software and a place to basically wholesale the ones you don't want for yourself.

Everyone thinks they can paint but there's a big difference between a professional paint job and a non-professional one (the latter usually actually damages the property instead of improving it). 

But just hating on wholesaling in a wholesaling forum is so unbelievably pointless. its not dead per se  but it is starting to be regulated as it should.. oregon just passed their version. where to wholesale you now need a license and over site by the RE commission.. along with criminal back ground and a BOND.. and as we know not everyone can pass either of those with the bond being the tough one if you have bad credit your not getting a bond.

@Alex Houser You need more numbers and a proper inspection to justify the price. 

And a local resident is usually very helpful.

I'm happy to share my experience as both a flipper and a lender.

If you still want to rent out your other bedroom you can have a tenant in the opposite side AND a roommate which would give you two income streams.