In my local market (College Station, TX), high rates in 2024 already caused a big jump in inventory, which created some good buying opportunities.

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There’s almost always a rate at which it just doesn’t make sense.

With a low 4.75% rate but minimal cash flow ($50–$125/month), your equity could likely work harder elsewhere.

Highlighting features like “walking distance to top-rated schools” helped me attract renters even during slower months.Negotiate SmartlyWhile sticking to your legal rights is important, a pragmatic approach could save time and hassle.

The "variables" you speak to could mean this is worth every cent of a 5.4% cap rate to "I wouldn't touch this for a 12 cap".  

For example we invest in mortgage notes so we have an AI agent that only scans the documents we have and lists and if we asked a question like "who are our top rates attorneys in texas", it will give me the results vs. having to search files.

You are likely overpaying by $5,000.Broker fee of $3,000 and Processing Fees of $2,000 seem out of place...but then again, i never used a broker to get a loan so I am not sure about that.If the broker was able to get you an interest rate or loan product that you wouldn't be able to find on the open market...its high, but likely fair.if you are getting a loan product that you could have gotten by going to a normal bank...seems high and unnecessary. 

My vision is to keep it a while (it’s paid off) and use the cashflow to help with my kids college.  

The Fed rate cuts will eventually help bring down mortgage rates.