If so, maybe you just keep it and do a cash out refi once rates come down a little more.

I dont know the area, or the county for that matter, whatsoever.I did some preliminary due diligence on Clinton, including 5-year population trends, demographics, rental rates published, and some other region-specific data. 

They will not offer that (instead relying on your advertised rate), but they will be willing to pay what you're asking without fuss as long as it is below that high threshold.

My thought is FLA is sandy soil and you simply dont have as much problem as other areas.. its very cheap insurance for a buyer.. and now a days 10 to 20k to replace the line is kind of the going rate..

After 3 years of ownership, I typically see my buyers achieve 9-10% cash on cash return with an annual appreciation rate of 9-11% a year in those areas. 

It depends on the lender but at a min they must follow TX SML or lending laws in the state in order to compliantly lend in TX, on whether choose to apply this guideline to all types of occupancies or transaction types (non owner investment, second homes/primary residences, etc)80-85LTV on rental properties is only on the purchase for fannie/freddie loans but on rate term refinances its max 80% and cash out max 75% for 1 unit and up to 70% for 2-4 unit cash out conventional.On HELOC's and rentals are up to 70-75% depending on the HELOC investor or product.Its good to distinguish between what the lenders are willing to do and for which product and also these loan products must abide my state law as well as an additiona layer of "overlays," on top as well (whichever is worst / most conservative).

Sellers are still paying the agents at the same rate as they were before.

Bonus point, if you could share (in a DM) approx how much you pay annually for your quad home insurance, so I have some idea about the market rate there I can send you a list of insurance agents here in Columbus

It's not sitting because of interest rates, it's sitting because it's overpriced.

The not normal properties such as those with no legal easement to access get redeemed at a much lower rate than normal properties.