If it costs you thousands to refinance it needs to be worth it. 

With that being said we tend to see a lot of CA buyers relocate here for the lower cost of living including lower home values, property taxes, insurance, no state income tax, gas prices etc.

You might want to partner up with a friend or family member to mitigate the costs.

To succeed, focus on properties in high-demand neighborhoods like Pecan Grove or Aliana, and ensure your cash flow analysis accounts for high property taxes, potential HOA restrictions, and flood insurance costs.

If you're in Northern MN, there is a very good chance that the cost to build a new duplex exceeds the resale value, which would be an awful idea to build a new one. 

The cost to do so was 50k to join.

Can she pay you that same amount to cover some of the costs? 

The 2-3% points in extra cost are worth it if you plan on using as I described above because the use would be for a few  months at most and due to that short term use you can survive a rate adjustment up.But, if you have no plan to payoff the debt like when using for a down payment on a long term hold why pay the extra cost for flexibility and have the additional risk of the adjustable rate with the amortization looming when you can get a fixed rate second mortgage. 

For a solo team we have a plan for $147/mo that includes onboarding to connect your tools at sign up and anytime throughout your membership at no additional cost, and screen share training with our team.

And What other conditions/terms/costs do you calculate when underwriting the potential of a deal?