Have you ever heard the phrase, "when the cat's away, the mice play?"

So let's play hypothetical worst case scenario here:Your put in $200,000 for renovations, plus 15 months of your time.  

As I'm trying to learn and put my finances in better shape I am playing with the idea of refinancing my home.

Should you do an equity play and hold the investment longer because of the cash flow it generates in the current market?

I am focused in looking for homes that need a lot of repair and I am also a going little bit out to search but rents lag behind and so the only thing you are playing for is appreciation.

An appreciation play?

You always play the appreciation game. 

There is also something about never having to play the game with the banks that really makes me happy after these last 10 years of feeling like a number whenever I talk to them.

Hello I am Real Estate wholesaler in Tulsa etc, Once I close the deal with seller on the contract what do I do next do I have to hire an attorney to open an escrow on that property so I can selle to investor  Please play me to this steps?

Ask other investors and other brokers that play big in the area and see what their advice is and what other assets comparable are trading at.