Check out AirDna and pricelabs to see what the rental data says$300 is crazy high. 

I am just wondering where Bigger Pockets pulls it's market data from?

In terms of rental data, I can see rates for a lot of apartments in my area of interest, but not too many duplexes or single-family rentals.

Yes interest rates are low and so is the monthly loan payment, but the costs to keep up the house and taxes are going up, so this data point is appears lower than it should be.

Both my full time job and side gig require story telling with large data sets, I have a vast understanding of excel so would be more than happy to help with data analysis and can show you a neat shortcut or two!

And it’s a lot cheaper of an entry point.

Barrier's to entry seem to be low, it's not too far for me to be able to drive down on a weekend, and returns seem healthy.  

I would reach out to a local mortgage lender so they can give you cold, hard data on your refi.

If you choose a city that has a lower cost of entry point but a nice level of rental cost you could use an FHA loan that requires 3.5% down and live in 1 unit for several years while the other three tenants pay for your mortgage and bills and hopefully generate you excess cash flow to bank into your next down payment fund.

Thanks for posting the data.