What states/cities make the most sense right now? 

A refi makes more sense if you plan to hold the property long-term as a rental.

The sentiment feels a lot like 2008, home prices are unaffordable, Price to earning ratio don't make sense, rents are high (which is a goo thing only of the homes weren't so expensive), I feel like it's a ticking time bomb with the debt crisis.

I guess the one that makes the most sense is "Reject", but that seems weird because they might have actually passed screening.

Regardless of legal status, business wise, I think it still makes sense to deal with it for a few months and then force them to update to Avail during renewal.

Do the numbers make sense with each and all interest rates? 

But STR has restrictions here (2 bedrooms in Raleigh) (hence the hybrid option) and there is often diminishing returns when it comes to price versus number of rooms in our market in the locations I focus on. 3 bedroom numbers often are stronger and more attainable price wise than 5 in core Raleigh.

If your goal is to maximize liquidity for future deals, reducing your cash outlay or exploring refinancing options could make sense.

Budget overruns and unexpected delays seem to be a common theme in flips, so padding the budget by 20% makes a lot of sense.

Sometimes it makes sense to pay the gains if there are not adequate replacements.