Rates are a bit higher but if you can leverage up to do more than 1 flip at a time, it will be worth paying the lender fees.

With the current mortgage rate constraints affecting how many buyers are willing to enter the market we are seeing a lot of borrowers have success with the BRRRR strategy with plans to sell in the next 3-5 years when interest rates go down.Researching potential LTR and STR rental amounts and seeing if holding for a few years is a viable option is a good analysis to do well. 

Question: Should I collateralize the loan (if using private or hard money), or rely on roll-over loans (to maximize the lower points and 3-4% rate)?

A high property tax rate will increase the taxes more quickly as a percentage of total expenses when the property value increases.

You should be able to get up to 80% LTV on a rate term refinance.

I expressed my objection to the rate.

A great lake front home doesn't have to cost a mint but it sounds like you want something that is really fantastic which will bring a higher nightly rate.

But I did not like what I saw, anything under what Costar would rate 4 stars did not appeal to me. 

Most 1-4 unit real estate investors are using DSCR loans right now for any buy and holds while flippers lean on higher leverage bridge/fix and flip loan options with higher interest rates.

Now, after doing this several times my success rate is around 1 out 5.