I second the suggestion of retaining a geotech engineer.

What are some open ended questions you suggest I ask?  

While my situation is relatively straightforward with a W-2 job and 5 rental properties, I feel I'm not receiving the proactive planning and guidance I seek.

I do the math to figure out these ratios for each applicant which is harder than you think sometimes with people working multiple gig type jobs with inconsistent income because then you also need their tax return to calculate factor their expenses in.

I have to say it’s not an easy job to do especially when I have to deal with difficult tenants.

You may never become Steve Jobs (or Fred Astaire), but, if you play your cards right, you get enough reps to get that innate awareness of your own frequency and rhythm and you begin to find music (and prospects) that suit your speed.

Anyone have any suggestions of banks that will do a cash out refi on this type of property?

Could you suggest the best strategies or ways to get off-market deals? 

Any suggestions?

Would suggest stopping in or calling all the agencies in town to start.RegardsJoe Scorese