We invest in some deals because they meet our Hurdle Rate/Return on Investment objectives. 

After all the fees from closing and paying back the interest on the private loan my new loan was at 335k.

If the floating rate debt starts costing too much and there is no capital to replace a rate cap, reserves run out.  

Of course back then we were getting “screwed” with 6-7% rates.

His good customer service convinced us to go with Kiavi over two other vendors offering similar rates.

A cash out refi should take 2-3 weeks with most lenders, and you should have only an appraisal a credit report fee as upfront costs. 

The Fed rate cuts will eventually help bring down mortgage rates.

@Loren Souers I'd have to run the specific scenarios with the rates and fees, but if you're OK with paying the higher closing costs, the Mortgage 1 deal looks good, particularly if you focus on CoC returns.

If you were only going to net 10k and the fees male you a lose then it was never a good deal.If you keep project costs less than 72.5% of the ARV then no lending can screw you. 

No fees, no pre-pay.