What should the market rates be before I consider refinancing out this loan? 

I recommend building your "core 4" (Real Estate Agent, Property Manager, Contractor, Lender) in your target market.

But hey its money whether its a living is another matter For the future I am switching to the buy it off the market and put it on the MLS with a realtor method.

My husband, myself and my four pups are selling our house in Austin metro area and looking to move to a new more affordable market.

Are there any tools/strategies to calculate a high appreciation market vs high cash flow market?   

So new kid that bought his system was offered a two hundred bucks MF that was normal appraised for 150k only lol… and expecting that market would just grow , the system is working in 2009 though same thing to what Greg Hugher did in other bankruptcy filing lol

What market study have they done to confirm the net returns of 10-15%2.

So will more inventory hit the market in 2025, probably, but the key is, is it quality STR inventory hitting the market. 

Lots of off market deals. 20% rent increases in the last year.

There are better more experienced operators out there... don't be swayed by the Brandon Turner marketing machine like I was.