Then there's the other end of the spectrum, like rentals in Miami Beach - you'd be hard pressed to find something at even an 8% cap - 6% seems more common around there."

Most of my tenants are unsubsidized, but I find that tenants on the lower end of income spectrum tend to better care of unit because of the security deposit. 

Account Closed- From the responses I see, fellow BPers are not saying your idea is without merit, only that within the REI spectrum it's not sufficient to gather any traction.

Create a spectrum of options, and choose the one that matches the level of risk you are willing to take.Also consider what those refi's will do to your end of year tax position.

We use all the vendors Tarek mentioned, but also Forrest for doors and windows, spectrum for paint, and the best pricing for cabinets and cash and carry slabs is Builders Warehouse.Good Luck!

That's why I have come here first to get some true broad spectrum advice.

We can sit down and learn both sides of the spectrum and be humbled each others knowledge and experience.

I would start by locating the best elementary schools in the area, evaluating properties against each other within the same school district to find the high and low ends of the fair market value spectrum for the type(s) of properties you are interested, for example, a 1200 square foot 3/2 SFR.

On the other end of the spectrum my college roommate and I once received our full security deposit plus several hundred dollars.  

Spectrum and Xfinity are the two main providers in the area.