I talk with investors all the time that have been waiting up to 2 years to get their property.  

Some DSCR lenders will use the new appraised value after three months so you don't have to wait longer than that to get up to 75% loan to value (LTV) cash out. 

Maybe Intuit's newest version is improved, but speaking to a tech in India or Phillipines when I had a question and waiting on hold was a horrible experience.  

.- Would you refi now or wait until rates drop? 

Remember that you can only get one home equity loan per year, you can only have one home equity loan on your home, and you cannot convert your home equity loan into a different type of loan, so choosing the wrong loan can be an expensive mistake that you cannot quickly fix.Time Factors: If you need money quickly, don’t forget the schedule for closing a home equity loan, and make sure you will have time to complete the process, close on the loan, and wait through the cooling off period before you have access to the money.

@Arn CenedellaThanks for laying it out like that.

you might also have to wait until 1. 6 months from purchase and 2. until it's leased. 

Be careful not to post adverts here in the forums, rather wait for someone asking for a rec in your area. 

Wait on rates to return to 3-5% range the buy property at a premium.

Either way right now with inventory so low patience will also be key in waiting for the right deal to jump on.