In addition, your income potential argument doesn't fly either. 

Now I'm packing my bags to fly to Oklahoma City to put eyes on about 200 units over multiple multi family deals I put offers on. 

Can anyone recommend a skip tracer or PI in Jacksonville FL? I

Once you have some more practical experience you will be able to do this on the fly as you walk the property with your seller.  

I also book in Fl.  I

How scripted are the questions versus dynamic on-the-fly and impromptu? 

I found that the ones that had the best success spent quite a bit of time flying to the states and understanding the market they were investing in as well as the management company they were using.

I live in Austin Texas, where houses are flying off the builders shelf, and people go on a waitlist to build houses.

I'd also add that most 203k lenders will require you to wait 6 months after your first mortgage payment to even consider a refinance, so getting money back out is not instant, even if the renos and appraisal are all complete and come back with flying colors.As Matthew mentioned, the key is finding a property where you can create quite a bit of forced appreciation through rehab.

Mike McCarthy, that is a very good comment, I am a HI in FL I do it part time because I have another job that is very flexible.