If I can park the 388k ($415-27k) for one year at CD rate of 4.5% and then est 300k (after paying cap gain/depr recap) at 3.0% (assume CD rates lower) that interest income of about 24 months net of ordinary income tax is about the same as my current mortgage.Trying to play devil's advocate and think why selling this year does not make sense. 

Start by deepening your understanding of CRE fundamentals, including net operating income (NOI), cap rates, and lease structures like triple net (NNN).

Yes, yr 1 cashflow was very tight but getting $2,700mnth rents, 0 cap-x 0 maintenance helps much. 

Once refinanced the property will be stabilized but still may see slow/low distributions because of cap rates and interest rates.

Quote from @Sean Kirk: I'm seeing what seems to be 10%+ cap rates on roofstock.

Quote from @Leo Gregoire: I'm assuming you werent taking 15% of gross off the top for cap ex, vacancy, and maintenance? 

., Purchase Price: $475,000 ($197.9/sq. ft.).Estimated Market Value: $402,000 ($168/sq. ft.).Financing Terms: 2% interest rate, with a 9-year balloon.Unit B Income: $2,049/month (Section 8 tenant through November 2025).Unit A Income Potential: Similar rent or higher; Section 8 cap for the area is $3,234/month.Monthly Loan Payment (P+I): $1,386.Cash Flow Breakdown (if both units are rented at $2,049/month):Gross Rent: $4,098/month.Vacancy (10%): $410/month.Operating Expenses (37.3%): $1,376/month.Net Cash Flow: $943/month.Key QuestionsWould you be comfortable paying an 18% premium for financing at 2%, especially in a market where current mortgage rates are closer to 7%?

It's the cap rates that don't always deal with direct dollars and instead talk in percentages (unless you pay cash for the property).Okay let's see.... ($2000/month = 12% return) vs. ($500/month = 1000% return).

Make note of some important ratios and percentages such as COC return, IRR, CAP, yearly maintenance vs acquisition price, etc. 

The key to the cheap ones really is the cap-ex over time.