You avoid the tax hit, and still get the use of 75% of the equity if you do a cash out refi - (but high interest rates sort of play against that to some degree presently… but you could alway refi again down the line if rates dropped.  

It likely is out of date as to cost as this info is quite old (my guess is 5 years but it could be longer):- Rent Recovery Service: offers flat fee service starting at $20. 3 letters start at $30.

Meaning walking the home, seeing what needs to be done to get rent ready and completely managing it from start to finish?

Example: If you take out a loan for 7% you would want to make more than 7% to make it worth it, and probably significantly more.

It seems like the shortest path to cash-flow with the less out of pocket expense. 

I agree with all of the points laid out here, but people should also be aware of the benefits of TDAs such as: 1.

Is my out of box thinking not make sense and be a waste of everyone's time?

There a ton of great DSCR options you can find on the Lenders tab at the top of the page, or connect with an experienced broker who can shop all the best lenders for you and educate you on the best options out there.

This is not a great return, but not terrible.As others noted, there are other risks, like having the property insured at full replacement or purchase price, or if the option is 100% seller financing with no money down or very little, versus 20% traditional down payment, this can start to move it into a better investment.

A great deal of accountants work with out of state clients.