(I know, nothing is certain but just hypothetically) and all cash out loans are not created equal. if you have a lot of equity you can borrow up to 60% with the lowest rate possible, which would be close to a half point lower then borrowing up to 75% loan to value. 

It's OK to be more tenacious with negotiating down, and make the most out of a slowing market to buy at lower prices.

The property was appraised at $846k so we got a decent bit of cash back out at closing and are rapidly making our investment back.

After 5 years in the business I’m starting to get a few word of mouth referrals which is how I closed my last property which was my first off market deal.

Seasoning is the time period between from closing of the last transaction to the closing of the new transaction. 

Additionally, the price point is still cheap enough to find the 1% rule and positive cash flow and it's super landlord friendly (so you will never have to go through a 12 month eviction or anything close to that!).

Otherwise they just run around and bid projects for people that don't close.

Factoring market conditions at the time of refinance, I negotiated a lower rate and conceded a lower term anticipating rates to normalize in the 4%-5% range by 2026.

@Michael Beirne Lower priced markets such as Baltimore are very difficult to operate in utilizing entirely 3rd party support.

For instance, your bathroom picture is so close up that it looks even smaller than it probably is.