I don't think I'll have trouble renting the property or finding new tenants.

Hmmm, I'm afraid I'm having trouble with your position on this.A hard money lender in general would never lend 100% and they would be charging more than 10%. 

Are there still deals to be found maybe in Tampa or Orlando on 3/2 SFRs for around $100,000 that can produce $1,000+ in rent?

Assuming you derive your monthly income from investing cash flow is necessary where as appreciation is simply a bonus for having invested in a smart income producing property.The strangest thing about most appreciation investors is that they usually never realise their gains since they are reluctant to ever sell and can not pull out cash due to the further negative impact on cash flow.

So you can see that the more equity you have in a property generating it's own income stream the less cash flow the actual property produces.

Do you ever have any trouble coordinating the refi with the bank to land right after the 6mo?

Hi Andrew, you'll probably have trouble getting a hard money loan on your 1st investment.

Their process is fairly straightforward and we had no trouble working with them when a few of our investors wanted to invest in deals using their self directly IRAs.

Hey Dan, I'm having a little trouble duplicating your numbers on my end.

It may be easier to find a deal in a place with older and more distressed housing inventory ... this is a fine balance, though, because if the neighborhood is too distressed, then you may have trouble selling it after remodel.