So all in all a cash out refinance in this market with rates dropping right before the storm of buyers hitting the market and prices shooting up is all a good thing!

with the market flat, contractors booked up, materials expensive and tremendous competition for deals it is very, very difficult for a new investor at this time.i've used hard money and also bought with cash and then financed the rehab.

Or mean to this tenant?

That fact that you have a little experience is good, but not a reason to go find one of your own to flip at this age.

Start by reading the Ultimate Real Estate Investing Guide: https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide/introduction2.

What is the smartest way to find this? 

I'd love to hear how you're navigating this shift!

What made you interested in investing in this type of deal?

In this last year, their communication with me has become almost silent. 

Beyond that you should do a feasibility study.