If I choose to wait the 30 days, I've already qualified for a 30-yr. fixed with cash-out up to 75% LTV @ 5.25%  Ultimately, this might be the best bet, but I'm exploring other creative opportunities.  

Rates on fixed terms are well below alternative financing (hard money, private money).

I have one house right now that I'm trying to get fixed up and rented out.

@Mike Morey - I have had very good luck and prices through Allstate, I use Dave Bochtler located on Center St in Auburn, Only catch is their inspector does find stuff like roofs and paint peeling and they put timelines on fixing them.

He gave me a bid for $3000 to fix it.

For example, who pays for fixing the front patio roof if the roof is a continuous roof for 6 adjoining row houses? 

They both fix things,  but why change specialties?

Unless you plan on doing all the work yourself, you should factor in termite inspection/prevention, possible tree removal/trimming, clearing gutters to prevent leaks, sending contractors to fix things that break, painting unit after each tenant, changing locks after each tenant, cleaning, appliance maintenance etc. 

Can the rates increase at a dangerous rate since they aren't fixed?

It took four different technicians and about 5 weeks to finally fix it fully.