The amount of labor that was spent on ripping out the copper was huge...I bet at the end of the day, they didn't make much more per hour than if they would have just gotten a minimum wage job.

I played poker semi-professionally (in addition to my day job) for about 15 years, and I was much more comfortable telling people I was a professional poker player than I am telling them I'm a professional house flipper... :-)

I don't know your reasons, but you do, and I'm willing to bet that you have more options than you are currently considering.

Is my best bet to sell and use the equity to put towards another investment property, refinance now and then rent it out, or to rent it out and refinance later?

I would bet that the lender quoting you rates at 3.875% couldn't get your loan from start to close in three weeks in order to honor the legally binding contract you entered on the contract. 

Still, they own less than 2% of all U.S. rental homes, according to Green Street.The buying spree amounts to a huge bet that the homeownership rate, which currently is hovering around a five-decade low, will stay low and that rents will continue to rise.

Not sure how you would feel about living in Germantown or Norristown , but those would be your best bet for finding a duplex in your range that cash flows WELL.

You will probably not like my advice, but here goes...There are often multiple levels of players involved -- listing agent, asset manager and the bank. 

who hang their shingle out there I will work in exchange for mentorship.. but of course these folks have no experience so you have to be in training mode. but never know when you can polish up a gem.on stricktly commish basis I think this will be a tough one for you.. unless your a top player and buying numerous deals each week or if its a once a month auction your buying 10 to 30 props at a time.

The best bet in getting a JV done, in my opinion, is to utilize a high leverage program and bring in a JV partner to fund the small cash outlay that is needed.