I can now close loans at a lower rate with my commercial banker than a residential owner occupied. 

Although the list may seem intensive, I look at it like this: The total cost of all these items can be much lower than the cost to repair a hidden surprise after purchasing a property to flip. 

Umbrella insurance provides substantial liability protection at a lower cost and avoids the administrative complexities of managing an LLC.

Leftover funds not reinvested are taxable as "boot."

What is the difference between the Taxable Value and the SEV value? 

As another poster mentioned rates are lower than they've been in the previous 18+ months but unless some very surprising economic data comes out between now and when you did your refi it seems unlikely that rates are going up in the short term and there is at least a decent chance that rates drop a little more before then. 

Find a private lender who would give you that debt for a lower amount.

For a single property, a strong umbrella insurance policy may offer sufficient protection at a lower cost.

Should I wait for Spring for greater inventory, or for lower rates to see if cashflow improves?

Then they lowered the price to $340,000, a step in the right direction, but not as big a step that I liked.