It will decrease your cash flow as your single payment will be higher than the multiple payments combined. 

You can have it quoted as non-warrantable and if it comes back as warrantable, the interest rate and monthly payment will decrease a bit! 

Chances are the rate you get upon the refinance will be higher than what you currently have, so your cash flow will decrease. 

It further illustrates the point that it's really hard to pull off a BRRRR without the tailwind of decreasing rates and/or market appreciation. 

Of course, no one knows for sure, but it seems the FED deferred interest rate decreased.

80% of traditional mortgage payment is interest regardless .You'd rather be locked into a rate rather than it consistently floating . helocs can also be locked or decreased at anytime by the lender 

I'm doing well recently with a conservative dividend focused ETF that's giving 10%,  with very little price growth or decrease. 

This can worsen your situation because, although your rental income decreases, your payment remains unchanged.

Is there a chance that rates and prices decrease in the next 1-4 years as our cash reserves increase, thus creating a better scenario for us first time investors?

Therefore, I would ensure that the current NOI is accurate based on YOUR assumptions, then you can think about how you can increase the NOI by increase revenues or decreasing costs over the coming years IF you were the owner.