But assuming I feel extremely confident in the proforma numbers, does the structure seem fair for the risk and requirements from each party?

I guess my question would relate to the wisdom of pulling the trigger now and paying more for a property that could well be purchased for significantly less in another 3-6 months or maybe even longer if the down trend is expected to last a few years.

We strongly believe that diversifying the various investments is important and offer extreme transparency. 

Vacation homes take some planning, I personally think shooting for break even profit/loss with a vacation home is a good tax strategy but if it is a cash cow I would gladly just pay the tax as you still come out significantly ahead and if you have one I probably wouldn't bother with a cost seg study unless you are getting extremely high rents.

This system is extremely expensive and raises your costs a lot. 

Planning on having one more conversation this time with my wife on the call as well and that point I would need to pull the trigger on paying for the service.  

The only direct lenders I'd tried to work with early on were confused about how my investment fit into seasoning laws and erred on the side of extreme caution which also would have taken many months for a deal that didn't require any seasoning (which other lenders later confirmed). 

New investor hereI have 2 rental properties (duplex & triplex) that I bought at the highest interest rates (8%), they DO cash flow but now that rates have softened a bit my question is when do you all as investors decide to pull the trigger on refinances?

your asking for 100% funding and that is rare to the extreme most fokls that get this funding do so from family friends or very close associates that know like and trust them. 

I have over 50 doors but have basically done it the old way by saving up down payments etc. and buying extremely distressed and sweat equity Ing them back to life.