Double layer sheet rock, egress lighting and fire rated doors.

Hello Davin, i would not recommend you spend the extra money on a financial advisor at this stage.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Look at the cost of the penalty and the overall cost of the refi and compare it to what you'd save/the extra cash flow with a lower rate and see what pencils out better.

I'm so much happier now, earning more income and tax benefits, don't need to be involved in the properties, and have reduced my liability with an added layer that puts more distance between me and the tenants.

That leaves 72,500 extra. 

When you use a Big bank you avoid having to pay the extra "middleman" fees and points. 

For example, I  never hear stories of the turn key provider spending extra sound proofing between units or investing in better quality fixtures or other high touch building materials so that the end buyer can enjoy reduced maintenance costs and better tenant engagement.

I would start with, "If I paid you 10k would you release the extra lot so that I could build on it?".

Many investors prefer to take out the full $100k upfront, even if they don’t use it all right away, as it avoids extra costs down the line.