Outside of increasing my duration risk (ARM's and IO type loans) are there any ways to lower my financing costs?

As far as the terms, I have to ask why would would want to refi out of a I/O note, to get into a full P&I note.

I have a client that just got a 10 year I/O loan with a balloon payment due in year 10.

amerifund home mortgage is offering me a 6.6% 10 yr IO loan with 3  pts and $1400 underwriting fee. years 11-30 @6.6% amortized over 20 years.

The lender I work with the most generally puts out terms of 12% I/O for 2 years, 4 points to him, 1 point penalty for early payoff (less than a year), plus a due diligence fee to be paid upfront (amount depends on size of the loan and complexity of the deal). 

Ideally you want to run around 70% on BRRRR, so if your ARV isn't $379,000 then this is going to eat into your ability to "Repeat".Also, a year is a long time to carry $265,000 IO at 7%.

I'm looking 25% or less in the skinniest year (usually when the IO period ends)What does COC look like if rent growth growth is flat? 

The best debt is agency debt as they can go out as long as 10 and 12 yr terms with an IO for up to 5-7 yrs and it's non-recourse

Frankly, you were in trouble two years ago if the IO loan looked like a reasonable thing to do.

Yes, my post IS a "solicitation" for C O L L A B O R A T I O N which the me-centric "Old School" is having so much trouble with.