On our value add side the goal is to try and double the initial investment within a 3 year hold period.

Buydowns also may be more appropriate for people who have stable income set to grow over the life of the loan, making it easier to keep up with payment increases once the initial rate period ends.But again, timing matters.

Are you looking to cash out on the initial purchase price or the new appraised value? 

Not to mention higher property tax+insurance.2. if we chase highest appreciation good quality SF OOS, the initial cost is similar to starting condo price in good appreciation location in CA and Hawaii.When home price is higher than average US home price (400k-ish), The "allure" of investment OOS has significantly diminish.$250/sq ft is rich.

The investor will start with a large negative position that will consume the initial cash flow.  

Consequently it requires self-restraint, persistence, and being always ready to take initiative as you proceeds with your investment journey in housing business.Good luck!

Due to having a VA loan on one property already, rental in Tacoma, we would just need to put in 10k for the initial financing because we will have surpass the county VA loan limits. 

Now, I'm at the stage where I'm looking to refinance in order to pull out some of my initial investment.

Besides begging and pleading and eating crow, not much more you can do.

For competitive investment property, not being prepared to evaluate costs at initial showing, before making offer is really a waste of everyone’s time.