If the refinance is done quickly enough, you can lessen the impact the 1.5% margin has on your ROI.

It also may force the hand of the seller to go through with the closing.

Also, would 2.5 mile distance to landfill have negative impact to property value? 

If anyone wants any advise or have deals they want to collaborate on, I have loads of buyers who see the value in renting to US Armed Forces. 

I like inexpensive 800-1200 ft2 2 bedroom/1 bath brick houses built post WWII with forced air furnaces, low slope and simple roof starting 15 ft off the ground, neat little chain-link yards.

And sure, hiring/contracting someone can impact your overall profit, but you may also find doing so can save you a lot of money and heartache by steering you away from the "money pits" and the "too good to be trues". 

ROE over 5 years is too low (I want 15%), you’re creating zero property value and your ROE in this example is being largely impacted by your 3% annual property value growth, that’s a bit high for me at this part of the cycle (2% would make me more comfortable) I would also make the assumption that your rents and expenses are growing in lock step. 

Its a way to make sure you stick to your goal so I wouldn’t let anyone force you to jump the gun before youre ready.

The only way to force entry is with a sheriff, and a court order with him/her. 

The most direct impact that comes to mind is the cost of materials or the cost of rehab/repair when assessing properties.