It seems like the spread is large enough to still profit without subtracting the rehab cost.Maybe I’m misunderstanding this.

The media and many real estate brokerages keep touting "rates are coming down".

Anyone with success down here have any recommendations or unique avenues for me to explore besides Facebook and other social media?

Making such a blanket statement on item #2 is not reasonable (Im sure you will agree once reading my explanation) as the combined LTV plays a hudge role. if the first was $100k, and the second was $25k and the value was $300k, would you say no way to a $25k loan at risk in second position with $175k equity spread and a combined LTV of 41.6%?

I usually reference Fannie Guidelines when they mirror Freddie because they are generally more consumer-friendly but Freddie's LTVs are laid out better, Proof below:Fannie Max LTV https://singlefamily.fanniemae.com/media/20786/displayFreddie Max LTV https://singlefamily.fanniemae.com/media/20786/displayCan someone recommend a lender they have worked with who would refinance for 15% if possible?

I'm reaching out because I'm considering investing in a business that specializes in editing social media videos and boosting marketing efforts.

Our portfolio is geographically spread so hiring pros in a specific area doesn't make sense for us. 

You will also need off-page seo like social media + a google business profile.

Potential ways to spread their tax burden over years as well. 

We currently operate 15 rental properties spread across the state.