The deals that I am doing right now though, I am basically getting the land for free, and building on, refinancing all the cash out at the end, and keeping the rental for basically no money into it. 

Preparing for a BRRRR can involve buying distressed properties, rehabbing, renting, refinancing, and repeating.

Is a HELOC or refinancing your primary an option?

To what extent does landscaping typically add value to a property for the purposes of appraisal and re-financing, compared to other improvements? 

Are there other ways to reduce my mortgage that I am not aware of (besides refinancing)?

($5,000/$300) x $250,000 x 25% = $1,062,500For most people, this is an unattainable amount of after-tax savings.If you buy in a city with a high appreciation rate, you can grow your portfolio through appreciation and cash-out refinancing.

Your profit is the difference between your adjusted cost basis and your net sale.Adjusted cost basis is your cost of acquisition plus any capitalized improvements minus depreciation.It is very possible that you could sell a property you have refinanced and generate no cash at the sale but still have a big tax bill because you sell it for more than you purchased it for.

The 18% rate from the lender is the same as our preferred return.We consider this more a bridge loan as it gets us to the pre-sale stage, and we can use pre-sale funds to pay off this debt position, essentially refinancing.

If you've got a higher price rental deal (multiple units), with a LOT of equity in it (I like 50% and above for deals I'm gonna sweat over), and after refinancing my return on the equity position in the property is going to be 20% or above I'll consider it. 

While AirDNA suggests revenue could reach $80K–$90K with theming and strong management, the current $66K gross income and $4,300 monthly expenses result in negative cash flow, which may persist until rates drop for refinancing.