During this rental period paid 6K for agents to procure tenant.Current market value 290K.As my 5/1 ARM term is ending in 6 months, I started to look for refinance options, i checked interest rates, now it's considered investment property so rates are higher, about 4% for 15yr fixed.Can I get some help, this property, should I refinance and keep renting or sell it, how much I'll get if I sell and pay off mortgage, what's options I have.

But we are fixing and flipping. nice. what kind of investments did you procure?

Investors look for imbalance in the housing market so they can procure inventory below market rates. 

Some of the brokers we have talked to said that in order to do this, it would require that we sit on the house for 6 months before we could put it back up on the market which is a bit concerning.To cut to the chase, my simplified question is...Is there a loan that a new flipping investor can procure that has the ability to: 1) Cover both the cost of the house and the cost of the rehab.2) Doesn't hold the us, the buyer, to keep the house for 6 months.Or is this a completely crazy wish to have?

cash-on-cash return on investment or COC ROI should be calculated as the actual cash received from the property after expenses and reserves are held, divided by the actual cash out of pocket to procure the investment.

It seems like there are some pretty good benefits on the procurement side if you go owner occupied such as being able to bid before investors, qualifying for FHA loans. and using the rents as income on the qualification.

Materials Procurement and Pickup: My business partner and I work full time so we established a credit account for the contractors to use when picking up materials and we pay that off monthly.  

Be diligent in trying to achieve "as accurate a pro forma NOI as possible" (if you will) and make sure you procure your market cap from a viable source.

I would then form a new lease agreement with the Tenant or have them procure their current lease with 4 months of back rent checks verifiable per state law.

In all cases where real property has been heretofore, or shall be hereafter, sold on execution or in any mortgage foreclosure proceeding, the purchaser at such sale, or his successor or successors in interest, may during the year or years of redemption, in case of the expiration during such year of any insurance policy on the premises sold, pay the premium necessary to procure a renewal of such policy; and in case of any taxes or assessments being delinquent, or in case any installment of interest or principal upon any prior or superior mortgage shall be due or become due during such period of redemption, the purchaser may pay the same when or after due, and in all such cases, the amount so paid, with interest thereon, shall be and constitute a part of the sum necessary to be paid for the redemption from such sale.Disclaimer: I am not an attorney nor do I play one on TV.