While rates may not decrease, the significant double-digit increases should level off.

Also lots of sellers have locked in <4% rates and don't want to buy at 7% new investors who dont have low rates will just deal with the new normal or historic rates.

What you’re counting on is even a slow rate of appreciation, say equal to barely inflation, called it 2-3% being multiplied by 4 or 5X because you only put down 20-25%.

When tenants stay for ten years, it's usually because their rent is well below market rates.

The success rate is below 30% so it is always do some arrangements with the tenant or move on depending on the case.

The only real differences are the rate and term.

Then determine your burn rate, days between call to cash, take down ability and average profit per opportunity. 

The findings are particularly interesting for those focused on the Columbus, Ohio market, which topped the list for both two-bedroom and three-bedroom rental searches.The report also notes a shift towards more apartment searches, influenced by the scarcity of single-family homes and rising interest rates.

I'd only consider refinancing the primary residence for the best rate. 

when the OP said the bank is WILLING to take 91k to me that means or infers a default situation and a discount..