I have a handful of RENTAL properties I want to perform a 75%+ LTV cashout refinance upon and get a rate better than 5.50% amortorized over 30 years or more.

Far better performance and eventual resale.

Hello BP, Our company has a small lot in an improving area of Decatur, GA. 

I think it's about the most space efficient you can get, plus there are likely energy efficiency benefits(or at least utility cost improvements) compared to your current set up.

Also, you would not know the quality of work the contractor performed ten (10) years ago.  

My preference is two so I can test two brokers and from then work with the one that performs.

Refinance it from "foot in the door" financing to permanent financing once you improve it a bit and force the appreciation. 

@Dave Nixon Interesting you picked up on this...small town churches are dropping like flies...I manage large capital improvement projects on institutions...just keep in mind that you'll be working with a lot of different entities, including an architect/designer, engineer, industrial compliance...likely other entities from the government and/or municipality...lots of moving parts.You should be aware of Asbestos abatement and concerns like underground storage tanks...which are very common in all these buildings you are referencing...design and abatement fees may run hundreds of thousands of dollars before the project even starts...Not saying you can't pull it off, just be aware...good luck! 

Before I spend a lot of time and effort performing more due diligence on this property, has anyone else dealt with a flat roof before?

I am thinking of the following themes: Abundance, prosperity, improving quality of life/neighborhoods/properties, integrity.