I'd also increase the number of builders you interview. on my last project I gave 85 builders a chance to match my number since I carry a license and only 2 could get to my numbers. 

we after 1 year refied with a very above average increase in value becoming cash on cash with a sizeable upside and a low rate allowing great cash flow

You can tell pretty quick if you don't want to rent to someone with a simple phone call.

we eventually refied after only 9 months with a significant noi increase through fannie becoming cash on cash plus a sizeable non taxable event along with 5 years i/o at a very low rate which allows for a healthy cash flow

I virtually never get a 2nd complaint but if I do they ar3 not a preferred tenant and their rent increase reflects this.  

The community would benefit greatly from an increased pool of skilled professionals to meet the demands of upcoming projects.

While the 1% rules and deals with significant equity have become increasingly difficult to find within the 270 outer belt, there are an abundance of these deals to be found both off and on market in the Columbus' Tertiary Markets.

But why wouldn't an increase in the cap rate decrease the property's value?

Just for simple stuff.Maybe you should try calling their help line. 

Even something as simple as painting.