@Christian Gibbs a lot depends on what the attendence at town council is about, are they specifically representing you and your property to town boards?

It also depends on market conditions and availability of cash in the market, both of which will create more or less "meat" so to speak in the deal.

STR income will always be dependent on who I managing the property, how nice the finishes and furnishings are, and the actual location of a property within the given city.With my STR in Destin, numbers are more or less the same as last year, perhaps down just a hair. 

It depends on the lender but at a min they must follow TX SML or lending laws in the state in order to compliantly lend in TX, on whether choose to apply this guideline to all types of occupancies or transaction types (non owner investment, second homes/primary residences, etc)80-85LTV on rental properties is only on the purchase for fannie/freddie loans but on rate term refinances its max 80% and cash out max 75% for 1 unit and up to 70% for 2-4 unit cash out conventional.On HELOC's and rentals are up to 70-75% depending on the HELOC investor or product.Its good to distinguish between what the lenders are willing to do and for which product and also these loan products must abide my state law as well as an additiona layer of "overlays," on top as well (whichever is worst / most conservative).

It depends on what you're looking for.

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Secondly a 7% rate with 1-2 points depending on LTV, FICO, DSCR, and prepayment penalty does sound fair/market standard.

I think it depends on the condition of the property whether it needs full replacement of most parts or just cleaning refreshing.

The timeline depends on the product you use to do your refinance back out (after buying all cash with no liens).

Also 3 brs will get anywhere from 1k- 1600 depending on where, YES they pay MORE than cash tenants.