For a straight-up re-fi with NO cash-out, I'm seeing 3.5%-4.0% depending on the property and borrower.  

If you are estimating 3 tenants in 3 years (initial, plus 2 turns) and each turn costs 10 grand not including vacancy costs after only 1 year of wear and tear, then either your estimations are waaaay off, or your property management company is either the worst company I have ever seen, or they are straight up scamming you, or a combination of all of the above.An A/B SFR shouldn't be having an annual turnover. 

You need to know what you have to work with and it isn't always straight money in the bank.

If you can borrow $1 at 3% and then earn 6% off it, it seems straight-forward. 

if you lease it out to a group of students for $600/bed and it brings in $2,400/m, and all that excess cash flow goes straight to the bottom line.

I wanted to say that I am an option trader myself who wasn't very successful and was failing for 8 months straight.

Valleys that are very minor you can go straight over, but that's along the lines of deflection.

Pay them one time to get yourself forms straight and write down your local and state laws.If someone’s goes south having a relationship with an attorney is a positive.

I would tell your lender straight out that you know people are getting much better rates, so time to sharpen his pencil.

There were several grocery items but just the flour bag seems off and from the looks of it looks like it's been bitten by something ,there is a possibility it came that way bitten by a rat/mice straight from the store.We need to conclusively determine there are rats/mice inside.