This works heavily in your favor because the property has the income value approach, rather than the comparable sales approach.

We see that sometimes with FHA, nice round interest rates (3.5% or 3.75% or 4%) are often more favorable than f. ex. 3.625% or 3.875% or 4.125%.

Should I pay off the past-due amount to bring it out of the foreclosure motion, or wait until the refi?

I guess gonna have to go over some strategies to make it work better in our favor for the future.

Over time, future appreciation improves the profit on the property your tenants are buying for you and that profit is taxed at a favorable long term capital gains tax rate (think really great IRR) or the taxes can be deferred indefinitely with a 1031 exchange (why pay taxes if you don't have to).Tax benefits and appreciation are really just the icing on the cake; cash flow is the only real reason to own rental property.  

@Luis Barrios one of the podcasts I listen to regularly speaks favorably of Renatus, and I know people who teach for Fortune Builders.In both cases, when I meet with new investors, I usually tell them, the money you spent was probably not bad, but please do not spend any more, and especially don't sign up for anything with a monthly fee (which is like walking around with an open financial wound each month).You can usually get just as much information by networking with other investors and asking good questions of an attorney or accountant, whose answers will be customized to your specific needs and situation.

-> example ), and of course going through the emotional motions of "oh shucks sorry someone else had the offer accepted, once again here's who you need to talk to in order to get preapproved so you don't also miss out on the next one" with them in your role as realtor-therapist-marriage-counselor. 1 in 1000 chance they actually buy that house, in which case great.

@Isiah Ferguson While I am usually strongly in favor of leverage, I agree with those here saying that if you're not mentally prepped for taking on that risk, I'd wait.

Since, I have some time between now and then I'm looking to establish a relationship with a portfolio lender and hopefully get more favorable terms or even just an easy lender to work with. 

At 20 years old with 60k in your back pocket, you have so much already going in your favor you don't even realize it.