For a purchase or rate/term refinance, that would be 70% LTV; for a cash-out refinance, that will be 65% LTV. 

It’s a solid option if you’re confident about refinancing before the higher rate kicks in or if you want to save more month-to-month early on.Option 2 (3.5% DP, Permanent Buydown): Lower upfront costs free up cash to invest elsewhere, and the 5.4% permanent rate adds predictability.

I'm trying to decide the smart investment decision - continue renting it out at a lower rental rate OR selling it and trying to find a potentially better performing asset to re-invest those funds in.  

@Brandon JaThere is not one but what you could track is the 10 year treasury https://www.mortgagenewsdaily.com/mortgage-rates/30yr-treasuries

It’s a sales pitch for you to invest with them at extremely lucrative rates for them.

They charge a flat rate of $600 per $1M in price.My local association and MLS combined is about $1,600 for the year.The only thing that I really miss is having access to the NAR forms or your local state forms, and the software to fill them out so easily, with Glide.com or Zipforms. etc...

The terms will resemble small business loans with short term rates and quicker paybacks, but that will get the deal financed. 

Quote from @Sam Epperson: let's say I come to an agreement with the seller for them to finance some of the deal. let's also pretend the seller owns it with no debt, and we agree to 5% down, 5% rate, and 10 year balloon. how are we drafting this legal document?

Also, I agree with organic growth, we get some inbound leads and referrals and have a high conversation rate closing them, and they've been great clients so far.

Definitely better schools in Rockwall, I think more people commute into Dallas from Royse City than Rockwall too.