Round down to 5, since rates only come in 0.125% increments. 5 * 0.125% = 0.625% = as I suspected, approximately the entire difference between the two is due to LD covering ~$4k of your closing costs in the rate. 

Thank you for your sincere feedback and advice.  

After that I may stick with long term tenants again since rents in the area are supporting about a $400-$500 cashflow.

Then, we can work toward a fair selling price for your home.If you are interested you can either provide me with a phone number where you can be reached or if you prefer you can call me at (your phone number) or via email at (your email address)Sincerely,(Your Name)

Sincerely,Mark

Correct, and I do not bet on appreciation.in the next months I am going to sell all my properties for a cap rate of 5.5% and buy more.I tried refinancing the properties and it did not work well at all, so now I am going to sell them at market value which is much more than refi.I only see renos to work very well in Toronto, I would not spend as much in Hamilton since rents are very low, but talk with investors there and see what they say.

I sincerely thank everyone who responds in advance.

They thanked us sincerely for buying it, and we were happy to get it at that price, so I'd call it a win-win!

Sincerely,Prince

Again, didn't really answer the question (or did so disingenuously or incorrectly) and then tried to sell something.As a general rule, if your intent is to sincerely help someone who has asked for help, it's probably not a solicitation.