5% is a little low, but this is super local.What about income from the coin laundry?

You will probably be paying fort at least lights in the driveway and also have to manage coin ops in basement once every couple weeks.

So I say go for it Bo-Bo, light this fire, let's get er done and over with so we can sooner get onto the other side of this coin. 

I would add a couple commercial type washers/dryers and make them coin operated.

I'd say do the cash out refi. 1) Interest rates will be going up, and most of us have forgotten have ridiculously low a 3.5% mortgage is. 2) You nearly triple your cash on hand for doing "other things." 3) You know you want to jump into the game, and having cash "sitting" may push you into into action. 4) Hell, worst case you open a BlockFi crypto account and earn 8.5% interest on that $90k :D 

I’m in leesburg va I own 5  houses currently including mine in leesburg Ashburn and one in Clarke county I stopped real estate in 2013 and have been doing stock investing and some crypto, since but still manage the properties here i like that the values rise but also cash flowCurious what other investors are doing as I love growth but I also like the monthly checks coming in , tempting to cash out some stocks and buy another property in Reston or Herndon as things gradually get back to normal 

I plan to set targets and he will get a little bit coin if those get done.

I have mentioned in a previous post that i have an investor (current consultant at company i work for in CO) in Texas interested in helping me secure my first purchase(s) in the Fort Worth are (C class homes in areas that likely have gentrification happening). 

I'm an investor... a borrower myself.I'm not implying that there are not challenges in lending and I think that a healthy conversation about it would help both sides of the coin.

To be fair, let’s look at the flip side of this coin.