I bet if your parents gave you a power of attorney for the property you wouldn't be considered a PM but just acting on your parents behalf.

To BRRR can you purchase and rehab with cash, and then refinance later? 

You could pay all cash for the property and still Rehab, Rent it out, Refinance, and Repeat.

The recently rehabbed unit should be able to rent at top of market because the unit has just been rehabbed.Repeat for each unit.Prior to moving out (so while still owner occupied) refinance pulling out your initial investment due to the increased value from the rehabs. 

So, lots of money (and Fremont has a lot) plus serious lack of new construction SFR plus still historically low interest rates mean something like this is a great deal for a developer, and actually not that risky a bet. 

I believe Moncton is your safest bet for a secure investment.

If you buy at 1% thinking appreciation will save you that’s also a risky bet 10 years into a housing recovery.

It appears that I can refinance (no cash out) to an interest rate of 4.8% however with the remaining balance on the mortgage that I would be borrowing my total payment will drop to $1,787.00 per month and I will no longer have PMI. 

I first figured that I should do an all-cash offer with private money, but then the Refinance step doesn't really kick in, does it? 

We're not trying to retire tomorrow.. but would maybe consider it 15 years from now.Bonus Question:If I were to get a 15 year loan and plan to use an exit strategy of refinancing for a 30 year at some point, what kind of deals are available to refinance?