If you budget the negative cash flow over the course of the hold period and have reserves set aside to fill the gap, there is no problem (assuming your investment meets your target appreciation rates - I understand there is no guarantee there). 

Also, under Insights you can see your conversion rate.   

The first question is, can I use a second home mortgage (10% down and lower interest rate) for this. 

Properly repaired, you should see no value decrease.

A quick check of new listings results in many listing that seem well below market rates.   

Fit buy box of A or B rated school that will appreciate over time.

I have found people willing to owner finance their house to me at a lower interest rate.

What would you assess your personal success rate is for 2024? 

If its an attorney closing state same thing ask the attorney or one of their staff.Generally though be care of those reaching out and promising rates that are simply better than current rates thats almost always a fake lender or a bait and switch..

Places like San Antonio might present more favorable cap rates, from what I read in Forbes recently.Refinancing could free up equity if today’s loan terms are more attrative, though that depends on current interest rates and the property’s updated value.