This ensures you lock in better terms based on the improved cash flow.

You could have as well restructured deal and provided deal improvement instead of trying to milk 5-6+% commissions on the new deal from invetors.

That loan will cost you around $800/month for 30 years.I think this improves things, and your only loss would be the cost of the equity loan and the payments you've made so far on your IRA and credit cards. 

@Ana Escudero Property insurance renewals have been challenging the past few years, but there’s some stability with carriers heading into 2025.

Quote from @Michael Smythe: We're far from perfect, so our 2 cents should be taken lightly.Most of the national companies are setting up franchises and the challenge is with the individual franchisees.

What are some areas in the state that wouldn't present any challenges in finding a tenant? 

If there is minor rehab (such as painting and cosmetic improvements) you can still close on a DSCR loan, however it may affect your appraised value, which could also affect your market rent if its a vacant property.

I think the 0% origination will be challenge.

But southeast and midwest cities (not including Chicago or Miami or most of Florida) are your best bet I agree BRRRR are more challenging than prior to Q2 2022, but I do not agree with your premise as to what market is best. 

These types of properties require experienced management to navigate the challenges effectively.