The cost of buying down interest rates seems to change every day and is influenced by the credit score.

when you boost that ARV, you reduce the cash flow when you refinance. 

With a market boasting a population of over 100,000 and a track record of consistent growth, there is a sense of stability when it comes to investment opportunities.One of the errors I made in the beginning was allowing emotions to influence my decision-making.

Crime & Place shows more crime in the northern parts of West Sacramento vs. the southern parts, so an investor's tolerance for crime may influence their decision. 2.

You have a better chance of winning the lottery than influencing an appraiser!

If you have equity, consider pulling out money to invest with a home equity line of credit.Also, because you have a schedule that can allow you to actively work as a Realtor, I would encourage you to get your real estate license, as I did, and begin networking with other local investors and helping your sphere of influence buy, sell, and invest.

Are you able to source a distressed property where you can significantly boost the ARV and buy it with cash or hard money?  

My lender seems a little iffyy, I'm not sure if how I describe my intended use of the property will influence if they give me a loan. 

Also they have influence to home price,DTI and appreciation.In very high home price area, many times due to affordability crisis, only 30 Year is available. 15Y is out of the picture pretty quickly.In medium high price area, for example, 300k-500k price range, and DTI is about 20% ; then 15 vs 30 are two solid choice.The way I look at it again is not from cash flow.

An added bonus is that you will also boost the portion of your payments going to interest, which increases after-tax cashflow.