Also in raising the capital and presenting this to some investors should I be focused on presenting the ROI only or are there other metrics I should use as well?

Did you mean that you don't expect the rate to raise before Aug, so it should not affect me?

Take the best one or two and close on them letting the others know you already had others accepted so they can move on to another buyer, negotiate seller financing or a sub2 purchase, or raise more capital to close on them all.

RoofFoundationPlumbingElectricalAC/heatIf these are in good shape, then focus on the points raised by @Cooper Bert.

For example:- Buy a 4-plex for $100,000- Invest $10,000 per unit ($40,000 total) to turn it around- Raise rents and/or re-rent units, get full occupied, season for minimum time needed by refi lender- New appraisal at $180,000- Refinance at 80%, or $144,000.

You could easily raise the equity for portfolios with a 25 yr am bank loan.

I currently have ~200k equity, and whenever I raise that, just as you say, I get hit with the "that's waisted opportunity money," but I've always treated the equity like my 401k, i.e. not something I withdraw from.

The goal is to use real estate to get out of debt, which is $175,746, and to free up cash for future investing and raise the credit scores!

I might be a little biased about Dallas, since I was born and raised there and still live in Dallas County but we usually do not suffer like the rest of the country does when a recession or depression hit.  

Well in our area Milk farmers are still in non Hispanic areas by and large. over on the Oregon coast.I lived in the Napa valley for a decade and was raised in SF bay area.. no Hispanic labor and you can forget about growing grapes...