Say, 3 month later, I decide to do a cash out refinance of the replacement property at 75% LTV because the rate is lower. 

But I am open to ideas.I see this environment as quite challenging to find a deal that will cash flow reasonably well in my area due to HCOL and interest rates (even as somebody with some resources). 

It potentially can be possible if you provide your capital to a fund who operates as a private lender.You would have to be a non-managing member in an LLC or an LP in a Partnership.Therefore, you would have no say in items such as who to lend the money to, at what rates, etc.Best of luck

Experience will dictate the amount of any LOC and rate and term. 

The rates are higher but the terms are great. 

What are some pros that I can highlight from the seller’s perspective.Here are a few that I’ve come up with:1) monthly income at a higher interest rate;2) avoiding a larger tax bill by reducing the purchase price (on paper);3) a promissory note that they could potentially sell down the road.Any other major ones I am missing?

With rate changes happening, not sure how much longer that will be an advantage. 

The rates are better.

You take a short class 30 minutes over the phone and once you finish this process you typically can save around 1% off your rate!

You will also have a credit on statement for pro-rated taxes due to buyer.