I recently set up an LLC to manage and eventually take ownership of the property as soon as possible but I am assuming my lender will not allow that without refinancing with a higher down payment/interest rate.

Refinancing the ARM if rates drop is a strategy, but it comes with fees and isn't always guaranteed.

I also don't want refinancing risk, so any deals with only 3 to 5 year debt are out for me.

But I captured equity at purchase then more quickly through value add then refinanced into long term loans before the balloon.

So, you might want to estimate refinancing out $200k (the $100k purchase cost plus the $100k rehab cost). 4.

If we end up refinancing that will all be cashflow too. 

The lease is up the end of April and I will be able to finish my BRRR on this place with minor improvements and refinancing out.

Many of our properties are now in "infinite return" on our investment because we refinanced to pull our original investment out so we are making cash flow and appreciation but actually have $0 invested in the houses.I did the 1-2 houses per year for quite a few years, sold some to reallocate investments at times and found that was about the maximum pace I could handle while working my W2.

Refinanced in 2020, and cashed out.

I'm now refinancing the property and we expect the appraisal value to come in higher than the original ARV.