Then I refinanced down to a 6.6% rate but had to pay points but I think it was worth it because it appears rates are going to be higher for longer. 

Preparing for a BRRRR can involve buying distressed properties, rehabbing, renting, refinancing, and repeating.

it's not happening.now, equity can be turned into cash flow, by refinancing or selling. 

It seems you are falling for the alarmist rhetoric you’ve been reading and watching online.

Is a HELOC or refinancing your primary an option?

Check out the free content online of Bill Faeth. 

I’ve got that Arizona license #AZ-21837, and I lean on a pretty wide network of top-tier realtors and boots-on-the-ground pros who can give you insights you might not find by just browsing listings online.

A tough thing we've found though (like you mentioned) is even the highly rated foundation folks in our area -- as well as a lot of the content online -- all have a strong incentive to sell big high-margin solutions.

To what extent does landscaping typically add value to a property for the purposes of appraisal and re-financing, compared to other improvements? 

Are there other ways to reduce my mortgage that I am not aware of (besides refinancing)?