But you'll be cash flow negative for a while. 

Remember, the greatest risk in life is not taking any risks at all, so approach risks with calculated consideration.

If you're just looking to lower your payment, then take the total costs its going to take to refinance (at the very least 5k) and then divide that by the monthly cash flow improvement you'll have by getting lower rates.

Every day, for the last week, I have been analyzing properties for sale to see if they would cash flow.

Are you cash flowing the property?

Id imagine you want to at minimum break even if not have some healthy cash flow while you buy and hold.

If I want to avoid tax and go the 1031 route with a BRRRR, I think I would get all my money out of the deal, but I'd just be holding on to a property that doesn't cash flow anything since it's a single family. 

I suspect you are making $1,000 or more in cash flow each month.

Enjoy the cash flow and we're ready to work with you on the next one 

Or expand to offset low cash flow?