LTRs that cash flow at the current rates are hard to find. 

As soon as interest rates or your personal situation are favorable you can then refinance at any time and eliminate the hard money lender.

Besides the failure rate, wholesaling is legal when done right, but most programs teach you to practice real estate without a license which can get you in trouble. 

Second - a DSCR 30 year fixed perm loan to refi the hard money loan and hold onto long term.What others have replied to is completely accurate - it is hard to accomplish BRRRRs right now due to the DSCR refi constraints (interest rates, LTVs and seasoning periods), however, not impossible.

You’ll probably pay a higher sales price and a higher interest rate as well. 

Lastly, while birth rates are declining the # of pet households is increasing.   

Keep in mind that rates does not fully translate everything.

Some damage from WDI, which seller will have to address this before close.Seller is paying all closing costs, survey & title, they did a rate buy down to 5.49%, and a year warranty. 

I joined a mentor group earlier this summer also to help accelerate the process.A little about me...I joined the Marines out of high school and served for one enlistment.

Yes, you should do a rate and term refi, which you should be able to do if the valuation is at least $220K.