Just list it high and if you didn’t get a qualified tenant to lease to then you lost that month’s rent and you lower it until you do?

Thanks for clarifying the refinance with the fixed rate conventional mortgage- makes sense even if it lowers my cash flow. 

If they have enough pride to water the grass flowers they will still do it even i they are paying the water bill.I think paying for utilites would lower your NOI.

It will provide more liquidity, greater flexibility and a lower overall cost in the long run.There's a calculator on our site that enables you to run the numbers on this.

Also you would take your $4,000/ month down to $3,000 which would push the already low cap rate even lower. 

Is the MLS the best way to find a slighly higher calibur of tenant in a kind of lower wage kind of area?

I buy turnkeys (my personal choice) so I wouldn't bring in extra cash if appraisal comes in lower.

Shop around for lower costs and have cash avaialble for future deals.

That does not mean you just simply pay less, it will have effect on your entire investment (longer commutes to check on things, lets buyers / renters, more days on market, lower rents, lower appreciation, etc).You will still need about 30-50k in cash to make this happen (20-25% down, repairs, closing cost and other expenses so keep that in mind.You also said "cashflow from day 1".

Could be higher or lower, so know the market price.4: When your cold calling on a property, your not just buying.