We started looking this year outside of the Raleigh area as the price to rent ratios were so bad.

I can make choices based on a smaller or larger rehab budget but it seems that neither approach has yielded any luck as I have also approached a few companies with less lofty rehab goals and been told they dont do loans that small.  

Mind sharing good and/or bad experiences (or lessons)

If your ratio is bad, you will not easily get a loan if and when a good buying opportunity comes along. 

It would have been the buyers choice on how to access the problem and it it an undisclosed material fact possible hurting the value of the property.

Mike MI tend to lose people when I type, so I might not have made it clear, that is my bad. 

We have a 4-plex in commerce city, colorado (80022) that we purchased in 2015. I tried to cash out refi this year but the appraisal didn't work out. I'm hoping that someone could point me to a lender that will use a g...

There are exceptions as some Turnkey outfits are not bad, but there is a difference for sure.I have two out of state "Turnkey-type" investments (one an individually owned property, same for the other except in a self-directed IRA).

Jay Hinrichs points out in podcast 222 that one should pay off their properties sooner than later, in case something unforeseen/bad happens, you have multiple (good) exit strategies.You can still leverage your properties - you can get a HELOC (actually there is no such thing for investment properties, it's called portfolio line of credit or asset based LOC) and you'll be able to use it in case the need appears, without paying interest all the time.Let me know the conclusion you reach.

Not saying the deal is bad, maybe the guy doesn't want to, or can't finish the project (sometimes these are the best deals).