Most new investors are totally blind sided by how hard it is to get sober contractors to working in their small rental homes & things of that nature.

I assume i will be able to qualify for300K profit, with 75K in transaction cost (6% RE commission + 2% tax + 2% on Misc spruce up/staging/mortgage etc)Cash flow is positive because of low mortgage, 15 year interest at 2.625, But rental yield is very low 4% based on current market price that is the nature of the yield in this area i can find 5 or 6% yield maximum if I find wholesale or auction property in my area.

Banks know that if the economy goes down and that business goes down inside of that property then their goes the loan payment to the bank...When you combine the cyclical nature of the commercial world plus the risk associated with commercial loans then your refi cashout is a ripe scenario for uncertainty with short financing terms.The reason its uncertain is because the bank does not know that if you cashout the equity in the property that you will actually stay in the property and make payments... 

Dodd Frank and CFPB are expensive mistresses to satiate with compliance costs, which naturally is passed onto you.

Naturally, there is always the chance that you don't need to know anything and could just get lucky.

Fred asked the natural first questions.

Markets are pretty good at responding to supply and demand naturally. 

This allows your property to naturally appreciate while you work through your rehab.

All of that said when a natural turnover occurs you should complete your rent ready rehab & advertise it for the full market rental amount.

SFR’s, Condos, townhomes, duplexes, and 4 plexes.Now with that said I know that CAP rate does not equal market value, but I use it to judge the performance of property A vs property B, assuming they are similar in nature.