I'm currently pre-approved but my lender gave me a "mid-level rate" which I believe isn't my actual rate since I haven't chosen a property but me not being as educated on the behalf and thinking it was my actual rate I decided to rate shop a bit.

Then try to figure out if its best to have their funds go to a CRT or if we as a nonprofit can create a 403(b) plan for the investors.

Is it the last rental rate you charged, or is it the going rate in the area + 10%? 

If you own this as a rental then there is not homestead exemption and you'll pay much higher tax rate than a resident/owner occupant in SC. 

VA loans are the only loans that allow this, and there is no rate penalty for it no longer being your primary home.With that in mind, you could do a cash out refinance today at a higher rate than current market rates which will create profit on the loan, we can take that profit to pay for your closing costs.

Quote from @Nick Rivers: What's the best content you've found to help you learn how to underwrite these deals? 

Will interest rates go up or down when Freddie/Fanny are 100% privatized?   

Refinancing will change your mortgage rate, and if it’s worse than your current rate, it’s not worth it unless you’re getting a great deal.

We only get a statement from the management company about the rate.

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