The other catch is the high interest rates today and doing a refi will be expensive.

The difference in locations between one mile and five miles could be highly subjective and difficult to nail down.

This sounds like a class C property based on the numbers so thsoe are typically very high costs that you will incur.

They didn't explain that and I gather we ask (one of my partners wanted them to just do what they do)Since they came highly recommended.

Now a giant city 250,000 people and home to Cowboys, Stars, FC Dallas, minor league baseball, lots of companies, new Universal Studios theme park and something like 10 high schools now...big high schools. 

Scope creep is a huge problem and the more you learn up about the project up front, the easier it is to figure out what actually needs to be done and avoid surprises (or pass on deals that need more than you initially think): https://www.biggerpockets.com/blog/due-diligence-ultimate-gu...I highly recommend building a contingency (I do 20%) into your rehab budgets for unexpected issues.

I highly doubt the rate was locked at all.

What are some of the best techniques to shut down those who protest against landlords who want to charge high rates in a neighborhood facing gentrification?

Its certainly not "guaranteed return" - thats a word to always stay away from in real estate (in finance or even investing in general)high level - its because HMLs are going to be secured by the real estate, meaning in event of default, the lender can get the property to be made whole - somewhat trust is involved, but thats the main mechanism behind it

While I understand this may not be the best time for high demand, the lack of inquiries has been unusually low—something I’ve never experienced before.When I searched for similar rentals in the area, I discovered that my listing does not show up properly.