The response rate in direct mail is similar to sending out cold emails to people.

Right now, you have a property with a great equity position, solid cash flow, and cheap debt (interest rate is low). 

However, 80% is typically available as a rate/term aka limited cash out refinance (cash out just being used to cover closing costs and prepaid items like taxes/insurance).Your phenomenal DSCR is just a cherry on top. 

Quote from @Tobias Joneses: I'm looking at the numbers and with interest rates seeking 6.5.

Do Florida rentals still pencil out with current insurance rates?

@Ellis Moyewe really don't know a lot about this situation since there aren't many details in your post... but i don't think this makes any sense for anyone involved here...if it's a flip that's not selling, refinancing may not solve your problem and allow you to pay back the HML in fulland typically a sub to buyer wants a low interest rate... and if you refinance now you won't be getting a low interest rate, you'll just be getting whatever the market offers.and finally.... the vast majority of loans are NOT assumable. 

The (tentative) room rates are as follows, from smallest to largest room, $400, $425, $425,$475, $500, $525, $550.

Charge the tenants a higher rent rate and include utilities with their rent.

Outside of real estate, I enjoy spending time with family.  

Your ability to turn around a property with an 11% cap rate is a pretty strong selling point.