If the home is only worth $365K you cannot refinance to take out any cash and switching to conventional will only increase your rate so there is no tangible benefit to a refinance from current to Conventional.You are sitting at around 90% LTV if the value is $365K so a refinance would still require PMI and rates are higher than your 5.70% right now even with a rate buy down. 

I was thinking out of the down payment (Increase down payment by my fee amount and reduce the purchase price by same amount). 

It was quick to increase, but wouldn’t it fall just the same?

In fact, Fed things to increase one more hike this year.

In case you think that has slowed, the quarterly increase was $130 which is not quite as fast, but still way too fast.The issue is there are many reasons rents are increasing and raising rates does not help lower the rent increases. 

This year they are quoting me a 20% increase at $3927. 

Short-term Rentals: Utilize platforms like Airbnb for higher rental income potential, albeit with increased management responsibilities.

In Columbus with CMHA you can request once a year 1 rent increase.

Total net worth increase is near  $540K. 

The question is how do you spring a large percentage increase on your tenants without them leaving?