If trump hadn’t won you’d be forced to sell this year, but hopes are high he will extend his lower tax rates. 

Now my question is; is ~$2450 rent enough to cover mortgage of $320,000?

.: The fees are about market rate for PM companies although the repair is a little high imo - the issue sounds like they procured a bad tenant.

Some guys I work with were getting 90% advance rates in Houston, but I think the banks are back to 70-80% now.

It's objectively rated as a great place to live, but obviously you need to be ok with Winter.

Typically this means they will take longer to close, may not have all the information for the companies they work with, and most hard money brokers get their money by taking an existing product and adding extra points to pay their fee.What is your investor success rate?

With the COVID-era surge in home prices, rapid increases in mortgage rates, and rents not keeping pace, it really has gotten harder to make these deals work.

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.

I'd underwrite the property, with that low interest rate assumable mortgage, to cash flow positively from day 1 as a long-term rental, but be willing and able to use the rent by the room strategy or to rent out part of the property as a Short Term Rental to dramatically increase cash flow during my occupancy. 

The maximum fixed-rate period seems to be seven years, and there is generally a balloon payment at 10 or 15 years.