Why not "pay down" interest rate for cash flow?

[Jane S.]

The 7% interest rate I'm seeing, even with a 30% down payment, credit score 810, is really gobbling up cash flow. The most frequent advice I get is to bite the bullet and refi when rate goes down. But will it go below 6.5??? I do have cash for squeezing down the rate. There are incontrovertible reasons why I would like to see cash flow from my next SFR -- and, we had a tax hike which also reduces cash flow. Not to mention way higher Homeowners due to increased RE values.

Any lenders out there who might have some interesting ideas please post your contact info.

How many of you vote for sitting out till the possibility of CF from LTR is more real? What other ways are there to make my $$$ work?