Your statement about there being a near-infinite variety of mindsets among flippers has not at all held true in my experience.

I'd also speak with a lender if you haven't done so already as they may be knowledgeable about other down payment programs as well.A lot can change in the 3 years and the refinance may not be worth it if you can't get a better rate, but on the other hand, you'll have a property with the possibility of none of you own money in it, which could make your ROI essentially infinite.

Eventually your return is infinite.     

With my ROI more or less being infinite on the rental with no cash down or the potential of making $125K by selling I am having a hard time making the decision.

No matter where you live or where you own assets, I personally recommend the Series LLC to be a great tool for the individual investor who is planning to expand their operation, as it allows for you to scale infinitely for FREE- check out this article to learn more.4th pillar is somewhat similar - you want to separate your operations from your assets.

@Kirby Davis my goal is infinite return ($0 invested), but I'm getting about 80%

They use an “infinite returns” model.

Granted, we all want to find amazing deals where we can pull out our cash at the start and enjoy infinite returns.

No matter where you live or where you own assets, I personally recommend the Series LLC to be a great tool for the individual investor who is planning to expand their operation, as it allows for you to scale infinitely for FREE- check out this article to learn more.4th pillar is somewhat similar - you want to separate your operations from your assets.

It's easy to say "well, I have this property up and cash flowing, so the return on my time this week is infinite for this one".