@Will Greenlee there is no perfect PM software, unfortunately.We use one of the most flexible, but it has a long learning curve and we'd still like to see many improvements.

Realistically we will be getting closer to retail pricing although we are are looking at some off market properties to try to get a discount.In terms of cash flows, from the modeling I have done, there looks to a decent amount of cashflow on these properties when modeling at retail so I am curious why there would be no cash flow on BRRRR strategies?

I provide short term rental furnishing and renovation finish list that includes paint colors, light fixtures, cabinets etc.

Our firm is planning on starting a Portal (legal term) next year on our roadmap because with $5M as the new threshold this really can move the needle for certain projects and sponsors.  

But, it is bad for landlords, long-term.

call a few brokers and just see what their terms are.

I purchased this before deciding to get in to real estate.I am trying to decide if I should rent the property out or sale it to buy something with long term investment in mind.

As another poster mentioned rates are lower than they've been in the previous 18+ months but unless some very surprising economic data comes out between now and when you did your refi it seems unlikely that rates are going up in the short term and there is at least a decent chance that rates drop a little more before then. 

I've worn three hats in the seller financing world (as a property buyer, as a property seller offering terms, and as an investor that buys seller financed note). 

If the market is tough, I reduce the rent rate over the full 12-month term.