I know we have some lien investors in here and not all situations are the same. 

Your two-step approach to your finances (cash flow then tax-advantaged accounts) reminds of an approach that Tanja Hester wrote about in her book "Work Optional."

One lady I interviewed and received a bid from is smooooooth in her words, so much that you really want to work with her. 

They portray a doable, realistic, approach to intermediate and longer term wealth accumulation, without the stress, hassle and unrealistic time commitment and luck inherent in any real estate investing manuscripts.

Being valued < $60K and being a Condo - both create obstacles to getting conventional cash-out refi funding.

Lots of great advice in here that makes great sense.

David Green, when speaking about BRRRR, admits that the model inherently reduces cash flow due to the fact that you're refinancing a higher balance.

Peeping Tom would be if he was looking "in" her window.

Ok, so I'm definitely a newbie at this, and am sure that I've got a bunch of stuff in here that'll reflect my experience level.

Before seattle changed its rules and I hired a property manager,   I used language in my qualifying criteria to basically say that if a criminal record was present it must not reflect a pattern of repeated infractions,  must not have been for any violent crime or type of crime likely to impact landlord property, other tenants, or the landlord;   any not yet completed incarceration, parole, restitution, etc must not present an obstacle to paying rent and maintaining compliance with rental agreement, and there must be evidence of stability/mitigation, e.g. gainful employment, attending school, or some other constructive activity occurring after the conviction.But again, might be good to consult with attorney OR work with a local snohomish county property manager or landlord group who know better what is going on there.Again I would also seriously consider having floor on credit score.