A high property tax rate will increase the taxes more quickly as a percentage of total expenses when the property value increases.

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. 

Interest rates are not coming down anytime soon.  

The higher the cap rate, the more risk involved in the building. 

As you go on your real estate journeySomething I would recommend for you is this website. https://www.areavibes.com/Use this rating and classification system I have created over time to get an idea of the "Class" for the area - A class B class & so onHere is my rating & classification for each livability score.80 and above A+78/79 A76/77 A-74/75 B+72/73 B70/71 B-68/69 C+66/67 C64/65 C-60/63 D59 and below F

This is not normal in a rising interest rate environment. 

Now, after doing this several times my success rate is around 1 out 5.   

I see this making it hard to scale.question: how come your rate is so poor?  

It's about rate of return and it's been hard to beat Detroit over the last 10 years.

Question: Should I collateralize the loan (if using private or hard money), or rely on roll-over loans (to maximize the lower points and 3-4% rate)?