I know my mortgage payment would go up the amount of rental income I receive should cover that new payment with their still being some cash flow.I would like to get out of my current FHA so I have the option to use it for my next MF purchase (if that is even allowed I am not sure).My question is what am I looking at currently for rates on 15 year refi conventional loans?

Most people are doing it incorrectly, so do your own independent research and don't follow the crowd, because right now--as least with respect to this particular topic--the blind are leading the blind.I just wrote a client advisory on this subject yesterday but can't post here.

Factor in the down payment, closing costs, and potential renovations.Cash Flow Analysis: Ensure the rental income from both units will cover your mortgage, taxes, insurance, and maintenance costs, leaving room for profit.

I wanted to chat with people who have done subject to deals and see what had gone wrong with them?

The amount can vary, but it's typically subject to the lender's guidelines.Remember, communication is key.

Ask them if they know of anyone who is looking for an opportunity.Building trust is done through building a brand, and becoming an authority on the subject matter.

Subject-to Financing: Take over the seller’s existing mortgage payments while keeping the mortgage in the seller’s name.

Question 1: Is anybody familiar with how to do a 'subject to' on a hard money loan?

I purchased a duplex in May of this year and moved into the bottom unit with the intention of renting the top unit as well as the sf I moved out of which would put me in positive cashflow (the top unit of the duplex does not cover the duplex mortgage entirely on its own). 

That is $500 easy savings by shopping around, but make sure you are adequately covered.