Those are the areas I'll be focusing on first.

I am focusing on wholesaling, Owner Finance, and Subject 2 deals.

My suggestion: focus on local areas, learn them well, and figure out how to profit from future appreciation.

We're not focused on SEO and have my VA doing SEO daily.

Depending on your risk tolerance and skill level you may chose to:- Not cash out refinance as much to leave more cash flow or margin of error so your property still cash flows with enough to cover during rainy day (med risk - med leverage) ,- Refinance just enough to payoff the prior investor (least risk/lower leverage)- Or cash out as much as you can till the point your monthly cash flow is lower or near break even (max risk/max leverage), but ideally you bought so low that even if you get out the most allowable by conventional guidelines you'll still be cash flow positive each monthThe good part is the leverage were discussing is a 30 year fixed (if using agency financing) and predictable so you can focus on other variables.Good Luck~

Currently all my focus is in Memphis TN because it's hot right now.

Second, does the lease you both signed stipulate how long visitors may or may not stay, or that tenant may not sublease;if your Realtor used the standard TAR Lease then it should?

What is your area of focus with real estate?

So narrow down the city you want to focus on, and then learn everything you can about the properties there.

Your focus will determine the best market.