Many claim they do not charge a markup, but then aren't transparent with invoices, etc. 1) If a PMC charges $x hourly, their markup is built into that hourly rate as they are NOT paying their workers that hourly rate.2) Many PMC's send you ONLY their invoice, or from their wholly owned maintenance company, not the underlying invoices from Home Depot and contractors.

Some lenders offer discounts to return borrowers so maybe look into both flip and DSCR rates when finding a lender. 

So I have my house that refinanced in 2020 for a 15yr 2.5% rate and we have about 56k equity.

When evaluating markets for rental properties, there are a lot of factors to consider: population growth, employment rates, rent to price ratio/GRM/Cap Rate, rent trends, vacancy rates, etc. 

I've heard Trump most signed an executive order to eliminate reduced rates for section 8.

If you're goal is a long term hold, you're almost certainly going to do well even with a market rate deal in any of those states.

To add to your argument I suppose the tax implications are better with RE too bc theres a capital gains tax ceiling of 20% vs standard tax rates for IRA withdrawals that are potentially much higher.

The Fed rate cuts will eventually help bring down mortgage rates.

@Ed Lopez our thoughts:1) $65 is average hourly rate for handyman in Metro Detroit.

I looked at the rental trend over the past 10 years, I should be fine in year 7 for the refinance unless rates are totally out of this world.Your right those rents would be really low for Stamford.