if you 'lose' $5,000 off of your estimated ARV, but sell tomorrow and close in 30 days vs sitting and waiting for 90 days for a contract, what's the delta? 

Essentially you are just leasing a property from someone and then subleasing it out via Airbnb and making the delta.

I am very happy to see your success, it definitely helps.I live in New West, we have investment properties in Surrey, Delta, there are some appreciation potentials but not much for cashflow..for now.

@Jody TimsIf you know what you’re going to spend it on, and are ready to spend soon like you are, then I think a cashout refi is better.Right now rates might be lower than a few months ago because of delta variant, so you never know.

I am not too familiar with Hamilton, ONBut I heard that there are some areas/neighbourhoods that I should avoid.Are "Crown Point East" or "Delta" safe? 

Will the Delta Covid variant throw cold water on the housing market for July?

LLPA for 75% v 80% for an owner occupant with good credit will be 0.25% delta holding constant the rate... meaning if the buyer pushes back, you can offer a seller credit for 0.25% of the loan amount ($247.50), and the buyer gets the same net interest rate pricing as if it were a 75% LTV loan because you're covering the delta.I of course cannot predict how the next appraisal will turn out or negotiations.

The fed publishes the projected targets and raised the end of year projection from 5.1% to 5.6% and upped next year from 4.3 to 4.6%Rates may go down because of historical delta between 10 year treasury is off but if people think rates will go down to 3% again on mortgages they most likely will be waiting a long time

I have observed that quite a few investors don't seem to fully comprehend that there is much of a risk delta, if they see one at all.

Half million dollar price range, I had my last HELOC appraisal come in within ~$5k of where I wanted it.I ran a bunch of comps that included a breakdown of CCCR(1) that did and did not have a certain feature, did median, range, delta, etc, and handed it to the appraiser when he showed up.CCCR are the things an appraiser will care about:Close.Comparable.Closed.Recent.Note that price per square foot is not on that list.