Should I not refinance this high, especially when I don't necessarily need the cash and can use the cash we put in and take back out to recycle to the next deal.

Habitat Restore only takes donations but it is very effective around here at getting cabinets recycled.

Every property has 25% to 40% equity after we complete the rehab.By executing fast, we can recycle the money 4 to 5 times a year.

The only one we generally do not put back into our name during the vacancy is garbage/recycling/yard debris.

Scrap metal recycling centers will pay you money for them.

Texas isn't a low tax state but a state without a personal income tax.Our last house in Texas was in the Hill country and here's 2007's numbers against our Colorado house for 2017.Texas:2200 sq foot, sold in early 2008 for $230,000Property tax: $6,000Homeowner's insurance: $1600 (3% deductible)Electric bill: $290.00 month.Car insurance: $1500/yearColorado house, bought November 2007$308,000, 2800 sq footHomeowner's insurance: $950 with $1,000 deductibleCar insurance: $1,100/ yearProperty tax: $1,500/ yearElectric bill: I'd have to look for the breakdown but our city utility bill averages $90.00/month and includes, electric, water, sewer, trash and recycling, streetlights and mosquito abatement.There are two bills that are higher.

Because you're able to recycle most (ideally all) of the initial capital put into these deals, adding several properties during a short span is a lot more feasible.

Many California investors probably made a huge mistake thinking they can increase rent like we do in California and I will bet there is going to be a lot of turnover and the ignorance will just keep recycling because there are millions of ignorant investors who go completely blind by the myths and false theories that they think will make a profit because every other idiot is paying ridiculous prices for rental properties in every and any locale.Just a wild guess?

One of my business partners who sold his garbage and recycle business to waste management in 99 for 65million .. he LOVED to set up people in this conversation.WE would be at a club event or a dinner party or wine deal at one of the local Napa wineries ( we were both members of the same CC) and I can hear it coming.. someone who does not know him and was usually a stock broker would start up the what are you investing in conversation.. and Bill that's his name.. would say I have double tax free muni's  and of course the borker would say UGH those only return 3 to 4% you can do much better your cash flow is very low.. he would say.. well it depends on how many of those bonds you have.. and then proceed to tell him he had about 40 mil in those bonds.. so making a nice 100 to 150k a month double tax free kept him in beans and rice. not to mention the 40 acre vineyard estate he owns in Napa that he bought from the president of firemans fund insurance ( awesome house) and his lake front house at Tahoe his two or three trophy ranchs for hunting.. etc etc.. 

This is a natural part of the RE cycle no matter why it's happening it IS happening.