I love compounding interest. : )

Note that the lower your personal expenses are, the easier this is to achieve, and this relationship compounds exponentially. 

Considering a refi sticks you back into the hole of compound interest, it's probably not going to be worth it because you'll be paying for that debt multiple times.

Cash flow from the deal pays back your policy loan (same as saving up for another deal) and you end up with more cash in the end than you would have had otherwise, plus you never interrupted the compounded return of the cash value even though you were using it to make deals.That's the one paragraph version of the infinite banking concept. 

You've already made a mistake by waiting, why compound it by 1) buying in a heavily saturated area with 2) a lot of restrictions, 3) with high interest rates (that will impact your cash flow heavily).....?

There is the other side to just compounding a good return after good return after good return versus trying to knock it out of the park every time and having one great return followed by a not so great one, followed by a loss...

What's the next best location you'd recommend - kind of like Broken Bow was 4 years ago?

I'd have been bowing down if you'd found a house in that condition in Stoneham for that price haha, but still an AWESOME deal!

People graduate high school and don't know the most basic things that will affect them for the rest of their lives, like how compound interest works.But I don't think anything has really changed in America. 

However, people who made bad note investors don't get bailed out by capital appreciation; their mistakes are compounded by their lack of control over the property, by a court system that assumes the note holder is a bad guy and the borrower a victim; by foreclosure laws requiring a note holder to jump through loops and pay huge legal fees to repossess a property for non payment, by not obtaining title insurance and discovering that their are superior liens on the property, by note sellers who provided incomplete or misleading information, etc.