Personally if it is generating $110k cash flow whether before or after taxes, I would just sit in it.  

Property needed some TLC as it had some termite damage and active infestation at time of move in, got quotes from contractors to replace some studs but all quotes came in too high so ended up doing most of the work on the home myself which meant the home sat vacant until January 2025 at which point i placed on rental sites but still waiting for vacancy to be filled.

You can list the property as a "net listing" and take the difference over what the seller is willing to sell for that way. 

That being said, every FHA loan has UFMIP which is 1.75% of the loan amount, as well as monthly mortgage insurance pmts that are about 0.5% of the loan amount annually.

I just paid off another DSCR so pleased to be in this position. 

And, even then, hitting your rate target would still be extremely challenging unless you were paying points up front, in which case it would probably make more sense to just try to put in a bigger down payment (or pay down the balance if refi) instead and get better terms naturally offered at the lower LTV.

My first home was with 3 friends paying me more rent than the mortgage payment.

TO put it in terms, I got to a point in sec8 where we'd come into a unit and say "Oh man REALLY, come on, can't it just be a dead body or something" lol. 

Lots of restaurants and improvements to businesses in the downtown area and it seems that the city is trending in the right direction for longer term appreciation.

I just moved from Houston after living there for about a dozen years.