The money is floating at prime (cheaper than any hard money lender even if rates are hiked) and on a 5 yr balloon - more than enough time to refi out and repay the debt in full.

You get my drift, @Adam Harper?

Interest-only ARMs also have floating interest rates, meaning that the interest payment owed each month changes in market conditions.You can read the rest on here: https://www.investopedia.com/terms/i/interestonlyarm.asp

My lender is suggesting I float at least a few more days as he believes rates should go lower Or points go away. 

@Scott Savard I'll do tile on a slab, but otherwise I'm going with the waterproof floating LVP in most of my rentals.  

Hey @Jeff Oberts, when I say watercraft I mean anything they floats in the water.

The store told me there is another choice, the floating engineered hardwood floor.

I like Alamitos Beach a lot but you may be priced out below 7th st.North East is actually really nice, very cookie cutter and good freeway access if that floats your boat.

I find that a business plan is a start, so that you know how far you have drifted (or been swept) from what you thought was the best plan.

I could do a step-by-step from memory, but would probably only capture ~80% of what I actually ended up needing to do, and as others have said, I'd find one of the many detailed checklists I've seen floating around on this forum.One of the things I've learned a lot about is finding local vendors - cleaners; handymen; etc...