One refi appraisal came in way lower than my projection (actually 2 but one I appealed and got an $80k upper).  

One must become learned on tax appeals and exemptions in order to play the game out here...or just get DEEPLY discounted deals to where your monthly payment allows home to cash flow.

We're doing a lot to change the curve appeal of the property, the whole re-positioning process takes time but as the perception changes so does your pricing power.I'll be in Gastonia next month, maybe I'll host a get together at the property for those who want to see what re-positioning a property and tenant base looks like....

I agree, the house is not as appealing since it is quite close to a freeway on-ramp. 

I bought a 6 unit in a not so great area, and have done as much as I could to increase the curb appeal and rents, and was pretty successful but it took about 2-3 years to really get it running well enough to increase the value of the property. 

Repaired and cosmetically appealing is the standard I use.

Our biggest concern is locating the ideal neighborhoods to purchase a rental in, in terms of cashflow and high ROI, and appeal to families with kids that will hopefully rent long term and keep our vacancy very low.Our budget on the first property is a max of 35k down.Jacksonville is such a huge place that we really need suggestions on where to start our search.

Flipping, wholesaling, buy and hold, lending, BRRRRR: which of these business models would appeal to you. 

The eviction takes 2 weeks to 2 months(depending on appeals, pauper, etc).  

Having less debt would make you more appealing to a potential landlord.