But I would have been in trouble if I had set a time horizon.

I suppose you could, but might have some trouble finding a title company that wants to help with that.Last, a turnkey investor is a certain type of investor.  

I think I have it all figured out, as I have found that she reduced my usable sq/ft by 500 to account for my common areas, but did not do this for the comps, thereby producing an inaccurate price per sq/ft.

So if investors are buying these for very low amounts of money the risk is really not much because no one will take any significant hit or loss on any one note.My motto for me personally is I really don't want to invest into trouble...

Being over anxious can get you in trouble sometimes.

I think it is also misnomer that more affluent neighborhoods produce better tenants, that is not always the case.

If she has had trouble with collections, debt collectors, etc., then you should probably do the refi now.  

They produce a group of "Newbies" that keep the purchase prices in an unprofitable range for more desirable projects.

It is more of a "If you charge illegal fees you ARE going to get in trouble for it" ruling.  

It is a 3 family with a seven car garage (which I could eventually turn into an extra apartment) it is currently being sold for 220K and it is producing 3,000 a month.