This caused a lot of proceeds issues with refinances, not issues with borrowers/properties qualifying.

It means cost of borrowing overall should be trending down.

I have a borrower who usually asks for 10 month Private money loan terms but always finishes his rehab projects early.

In 20 years of practice, I only know of 5 instances and all were borrower initiated.  

The downside is that you are now borrowing 20% more so your payment is 20% higher and cashflow will decrease because of it.

Sending out Loan Mods but never following up and explaining the terms to the borrowersSending out the Loan Mods via most expensive overnight courier and charging you for itTaking 2 months to get out a demand letterOn "Client Managed" loans, emailing you to tell the borrower to send checks to their new address, even though they are charging $55/mthCharging for Payoff statements and other items on loans in Foreclosure that are Client Managed, whereby they do absolutely nothing and still charge $40/mthIssuing incorrect 1099's where interest from the year before was included.  

At that point you're looking at effort spent for $12 a month.For every 100,000 borrowed:5 %  - 25 yr - Annual Payment - $ 7015 - Monthly - $ 5844 % - 25 yr - Annual Payment - $ 6334  - Monthly - $ 527Savings of $681 Annually or $56.75 Monthlyor 5 % - 20 yr - Annual Payment - $ 7919 - Monthly - $ 6604 % - 20 yr - Annual Payment - $ 7272 - Monthly - $ 606Savings of $647 Annually or $54 MonthlyYes refinancing can make a huge difference, but with appraisals, closing costs, environmentals, you can easily look as spending 5k-8k on a commercial or 2k on a house. 

Roof is 10 years old, one of the two furnaces is brand new (second is probably on borrowed time), one water heater from 2015 (second also on borrowed time).

@Dan Heuschele are you suggesting taking equity out as cash, investing it in high quality bonds at a brokerage, then, borrowing from the brokerage against the bonds when the time is right to purchase more real estate?  

You also need to be easy to work with and not try to re-trade the deal after inspections for small items.Lenders are looking for experienced and qualified borrowers.