I would work with the lender and put together a well thought out Reconsideration of Value (ROV) with better comps and detailed reasoning to justify the higher ARV.There are lenders that don't do appraisals for hard money loans so you could try that in the future to avoid these situations. 

A 1031 exchange defers all taxes by reinvesting in a like-kind property, preserving capital for long-term investments but adds complexity and future tax obligations.

If you’re west of 315 then not so much in the near future. 

Work with a CPA to optimize your tax returns to reflect sufficient income for future loan approvals.

I sent you a PM.The cap rate isn't awesome, but I do like having equity as a good hedge against inflation, in addition to the tax advantage and potential for future 1031.

For future properties, I'm in search of a better fit and was referred to Precision Realty & Management as an option.  

For me, it has been multifamily for these three, but I am also interested in self-storage and hotel conversion, maybe industrial flex in the future.

Look for future value in Dallas, TX and buy it.

To continue, there will be demand for real estate brokers/agents for the foreseeable future.

Thx for the reply, however, my asking if this is the right time to Refi was solely based on the current interest rates and what they will do on the near future.