It really depends on your bigger picture and also what you are hoping to accomplish in the future.

Seeing pictures would be super helpful to give you better feedback.

Deals he claimed to have "closed" were not his firm's deals, despite being listed on Next Level Equity's Portfolio page and Justin creating and posting graphics with Next Level Equity's logo the word "CLOSED" and pictures of other people's real estate.

I could keep it and rent it, rents are good and in high demand but just looking for a different property type. 

If anyone tells you that you can get 15% cash-on-cash it's either a scam or ultra high risk. 

I have not paid retail for RE in many years and would not in my high cost market (average SFH is ~$1m).  

I'm confident a judge would see the picture evidence I have and go "damn!"

Often the hard money lenders that appear to offer the best leverage actually require more cash when looking at the entire picture.

I want them to see the total picture and then keep whittling down to where they get close to say a 5% error rate. 

Question: assuming an ideal brrrr that has all investment extracted at the refinance, why would you choose a low cost market over a high cost market?