@Anna Brown you have 2 factors that give you a competitive advantage right now - low interest rates and a low tax basis.

There are a whole lot of factors and differences among the options, even among lenders that fall under the "private lending" umbrellaSharing an article published last year that maybe can help and provide some more insights:https://www.biggerpockets.com/blog/dscr-loans-terms-to-know

Apples to apples, if you're going with a solid conventional lender on the refinance, it should only be about ~0.125% difference in pricing doing rate/term vs. doing cash-out refinance at the LTV you're talking about, assuming all other loan /property factors check out.

If they anticipate increases to the rates, you need to factor that into the decision. 

Leverage size is going to make a big difference here as well - rate between 10-12% is probably expected for first time flippers but other factors are key as well

Again the below is just a best estimate - Do you guys think I'm factoring in 99% of the expected costs?

@Nicholas WhelpleyTo assess a property's potential beyond the 1% rule, consider factors like cash flow, market trends, income streams, house hacking benefits, risk management, long-term vision, and professional advice.

Assessing the current market conditions and property values in your area can provide a clearer picture.Current Market Dynamics: Consider other factors like inventory levels, the competitiveness of the market, and personal circumstances.

We all have a Myrtle Beach address, and most of us work in Myrtle Beach, but because we're not technically within city limits this giant mass of residents isn't factored into any of the Myrtle Beach demographics like crime rates, etc.  

Yes, you might make more gross income....but when you factor in the added wear and tear, repairs/maintenace, and increased cleaning fees....are you really netting more money?