Include in your model rates going up by 2%, and just make sure you enough cash to cover. 

refinance our own home with some money down + purchase another flip? 

Keep in mind it is a risk and speculation, if something happens(market tanks, job loss, etc) then you will be out money.

But since i rarely held more than a year all the others got paid off quickly so I did not have to do all the hidden tricks to try to fool the bank or well not fool the bank or servicer but make it harder for them to figure out I was now the owner. 

Because the numbers are so far from making any sort of sense all these listings have just been sitting.

We talked about an aggressive paydown at a rate of $5k for the next 6 months to make the deal sweeter for the next person, but renting it would be preferable to that I believe since I can get a higher return on smaller development projects at a burn rate like that. 

Given you and your investor both have experience in different areas, I’d say keep a flexible approach and compare city requirements before putting too much money down.

If your looking- look for quality, make sure that the company has it's own local cleaners and handyman.

Four thoughts:- Make the applicant tell you if they have a service or emotional support animal in their application.

Did you use a hard money loan for this?