Additionally, I have a pretty decent tech job and what I pay in taxes every month is enough to float a mortgage on a decent house in most other markets.  

For more concentrated mail lists (i.e. past clients, personal circle) we like mailbox power (formerly 'banner season').All the best to you on your RE journey!

ive already been qualified by my current mortage company at 5.25-5.5 floats around, the house im in i have been there closing on 2 years and the reason i bought it was because it was a steal, so if the deals there ill do it, its just my first rental i would like to be the best possible one for me.

I'm thinking that is an option or I can take up the floating wood floor in the kitchen, living room, and hallway and put tile down for less than that.  

Fixed or floating, etc.  

I locked my entire floating in-progress loan batch on 8/4, and haven't locked a single interest rate since then.

Where are we going with this post.It seems like it's devolving into a "masqued" Global Warming/ Cimate Change thread, vs a "Lets All Make Bundles of Money in Real Estate" thread.If you believe for whatever reason CocaCola drinking Polar Bears with Sunglasses on will be floating into town on ice flows--buy somewhere else.If you believe the Science is a Manipulative Fake -- roll into town and sweep up the good deals due to lowered demand.Its no different really than which area of a city will Gentrify next. 

Given this scenario and that I have a 25 year amortization with floating rate when would you refinance?

You should be able to take that first 20k profit or which ever amount and use it to float you until the next property is completed, no?

(I bet yours is the same one floating around by others, like Robert Allen, 10 years ago.)