It seems to me that tenants are no longer able to afford the high level of rents they used to pay.

If you have 0 care for risk level well hell, let's go for it and do some Air-America crazy sh#t in say the Philippines, and go for a 180X factor...... if we don't get shot in the process, or realize the 97.89% probability of failure and loss of everything. 

That's the level of service that an HML should give to their repeat clients.

I would get an entry level project management job and let the MBA fast track me for promotions up through business management (product manager, program manager, director, and on up). 

That will be the next level to shoot for which the networking will make more achievable.

You can have all the marketing and advertising in the world but if you're not the valuable agent/realtor guess what, the vast majority of people will do some level of research and they will stumble upon a person who has years of experience, expertise, and they intelligently think "hey, this is serious, it's a lot of money, let's be smart and get the best person we can find on this not just any old person". 

The cash-out refi process is more to my level of understanding so I'm comfortable with it but just worried it's a bad move considering what my scenario is?

Simply asking yes or no questions doesn't give enough context to their level of experience.A very good agent should be able to ballpark rehabs as well.

Since most property rights, or limits to occur on a state or local level, it’s more important than ever for real estate investors and note investors to consider the location of the property investing in or collateralizing the note.

@Drew Sygit Just curious as to your level of experience with wholesaling?