This is correct, but that .5% is IN ADDITION to all the other closing costs associated with a refinance (Title/Escrow Fees, prepaids, and depending on the bank, Underwriting / processor costs) - so in reality it can be a little more expensive to refinance with IRRRLs.

Like I said, the calculator is telling me it's possible on some that I see on market now but I'll have to see if that is true in reality when I run the numbers with a lender. 

is.... well it's idiotic, no 2 ways around that reality, it's dumb squared.

Income tax refund (forced savings account where govt keeps your interest) gives them the cash they need for first month's rent + security deposit.10) Realities of S8: most tenants no longer have 100% of rent paid by the program.- Good luck getting them to pay their portion for the duration of their lease- Be careful including utilities in the rent as they then won't care about a running toilet resulting in a $500 water bill.- S8 tenants don['t want to pay application fees- S8 tenants cry broke about paying security deposits- S8 tenants in the program for 10+ years claim ignoreance on filling out their paperwork because they've learned a desperate landlord will do it for them.If you want a S8 tenant, you MUST advertise on www.AffordableHousing.com

I think everyone has the right to transact that whatever level they want to.what happened here is that you had new investors getting a marketing message that is so far from reality.. and once they get in the game reality starts to hit themadd that to a ground partner that did not execute. 

Try other places, and see if your belief of what matters most to Airbnb ranking matches the reality. 

Pat & JasperTurning investment visions into REALITY in Phoenix, AZ - Ranked #1 for residential real estate growth and opportunity by PwC

I will note, just because a loan is "0% down" or in reality, 10% down, you do need a lot more money available.  

In reality, it sold for $650,000 because that’s what it was worth.

reality is you need capital to start once you get a track record things can change.but its going to be very difficult to find folks that front 100% to you starting out.