You get paid a 5% acquisition fee and regular cash flow with low risk.

If you've owned for at least that, you're good.If you do a rate/term refinance, where just the hard money balance is paid off, rates will be much better.

Have your Tax CPA do Income averaging in later years torecoup taxes paid out at higher tax brackets when you sold.N.

Avoid PMI and then go to a local credit union and get a heloc after closing to gift the money back.Have this as a tool in your tool belt but pursue use of the 3.5% FHA, knowing that you will be at a competitive disadvantage if you are competing with non FHA buyers, then you can call in the favor from your gift person.Just know that if someone gifts you down payment money, your bank will require them to sign a letter stating that it is in fact a gift that doesn’t need to be paid back.

Add to that top dollar is being paid for rentals.

Last we paid $300, FOR THE ENTIRE SEASON!

For me, it’s been a mix of local friends and paid contractors.

That's how any salesperson is paid.

I assume you currently have a residential mortgage that does not have a pre-payment penalty.

I understand the concept insofar as if I'd purchased the property, the basis would be what I'd paid it.