I would say anyone who has done 5 flips is experienced and that success rate should be closer to 90% and up.

New inventory and relisting rates have actually declined month over month which is allowing to pricing to remain elevated.

You could also get a line of credit for about $150k (you should be able to borrow 75% of the value.)The reason I suggest this is…1) you save $40-$60k in selling costs. 2) you have a lower blended interest rate (2/3rds at 3.25% and 1/3rd at 7 or 8% instead of the whole $500k at 7 or 8%) saving you another $1k/mo in interest. 3) you only pay interest on that $150k when you actually use it, not from day 1  Unless you hate this property, or want to buy something you can’t afford without selling, that would be my plan.

It's pretty east to get into the 20% long term capital gains rate and 3.8% Net Investment Income Tax. 

I’d like to refi the 3 unit if rates drop a point. 

Some don't like the idea of a 2nd position lien that is very small and very high on interest rate. 

Note if you go over 4 units, your valuation will be based on NOI and comp rate.  

What is the compelling reason for them to pick you, with your competitive rates, over someone else they've already been using with competitive rates? 

We are not likely to see rates that low again in our lifetime.

@Jay Fayz for SFR (1-4 family) Classifications are mostly opinion-based.Not aware of anyone tracking eviction rates, except Evictions Lab nonprofit that doesn't like landlords.Here's some info that might helpt:---------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?