Anyone in the Tri-State area, feel free to reach out.

To be fair, these are all houses with yards, I might feel different about a 10th floor walk up condo and a Great Dane.

Yes for sure - you should definitely check out hard money loans to assist with the purchase and then "DSCR Loans" for the cash-out refinance (DSCR Loans are made particularly for investors like you - no DTI or W2 considered at all)Published an article last year on BP on this exact topic (BRRRR method financing options) hope it helps!

I self manage my own properties, but I made lots of mistakes early on.

It’s always a good idea to visit the areas, connect with local real estate experts, and really get a feel for the market dynamics.

That was the best decision I made.

The best mentors I've had follow this rule which has made them successful real estate investors. 

It may feel uncomfortable at first, you may have to find what works for you, but if you want to consistently find potential deals without immense competition it's likely where you should start.  

You made a good choice and if you have any questions, please let me know.

Can’t help but feel like a complete idiot as a first time buyer in this market but nervous and excited at the same time!