Your PM needs to have an excellent reputation and ability to get quality tenants and retain quality tenants, raising rents (nuisance increases yearly).Some people on BP have reached out to me and are on their 2nd or 3rd PM after 1 or 2 years of ownership. 

I've found that you can get quality work done at around $115 / square foot.

.- No/Low points upfront.- 30 yr am.If you can identify which 1 or 2 you want to give up, and can be crystal clear when Dialing for Dollars, it'll likely save you a bunch of time.

But if your goal is to keep your rehab costs low, it may be worth not doing as invasive of a project and going with the high velocity so you don't run into more problems when you start opening things up!

Taxes are low, area is fine, and the new owner would still cash flow a couple hundred with a pretty good return.

It depends on the quality of the rehab.

Was your DTI low enough after your 1st property?

I am a newbie.I would think refi makes more sense because of low rates.

There's definitely areas and streets that have run down homes and my goal is to purchase them and fix them up and make them into QUALITY rentals.

I also reiterate that I like to keep rents low, but if I improve the place more than it needs to be, the rent must come up.