I haven't even come across a 1% deal for cashflow in this inflated market.I would agree with @Andrea Weule's comments.

Utah and SL counties are fierce and way over-inflated right now.

Lastly, when you are running your comps, check to see if the market for student housing is inflated.

In our market, we don't see many wholesaler deals with enough meat on the bone to really make it worth it after the inflated pricing. 

Overall, lower interest rate means less interest expense for everyone, more money leftover means increased consumption, lesser yield rate for bank accounts, less of a reason to keep your money in the bank which means more money flowed to the market and investments, but higher inflation bad for savers but good for assets because more appreciation and capital gains. 

This is stupid if you would like to see results before 2085 and have control over your investments instead of basing them on hoping the market keeps going up.why don't you rent the place you're in month to month or a 3 month lease while you decide.You will get benefits of an "owner occupied" property but in all honesty the market is inflated so you're overpaying anyways.

The biggest issues are inflated ARVs and inaccurate rehab estimates (way lower than they ought to be).

I don't factor in rent increases or inflation really. 

I get so many "deals" from wholesalers that have inflated numbers and don't even clear 80%ARV.

HOWEVER, you need to ensure you can qualify for the refinance WITH the HELOC out because it will inflate your DTI.