We haven't bought a deal in 2.5 years in large part because I am uncertain about how to underwrite insurance, but it does seem to be plateauing, and maybe some early signs of dropping. 

.- Would you refi now or wait until rates drop? 

How will that look for you, if you already owed 90% of a pre-price-drop value?

If you bought the home yourself, with a higher rate at the time, and nothing else has changed (income, new debts, FICO drop) then you may be able to refinance just fine by yourself.

Not to mention the added gems he drops regarding other aspects of investing.

Sometimes, there’s even newer construction being built right after nearby causing the home values of the existing properties to drop and rental numbers as there is always someone with better access to debt or lower acceptable margins than you.

I did finally get 2 showings the other day, and there is news of rate drops coming, so maybe it will sell soon.

As soon as you bring on property management your cash flow on a financed property will drop by 1/3 (give or take).  

looking the condo price in the city dropped a lot in the past 3-4 years, specially after covid. 

I will say it will be hard in North OC to find something unless the downpayment is higher but depending on how far you want to go you can look at places in Corona, Norco, Murrieta, etc and the price points drop by $300,000+ dollars.