Keep an eye on rates as if rates fall you can renogotiate the rate if interest rates fall enough. 

Mostly hype and VERY little substance, I was quite disappointed to find their rates and terms are a lot worse than what I already accomplish as a money broker. 

Seems that inventory is very low, property prices and interest rates are very high.  

But there is no visible building on Google Maps, and Xome.com states 0 square feet for the structure.Big red flag: I got it for 16%, the maximum interest rate in an interest rate bid down state.

A year in I completed a refi on 470k of the original loan.....between high balances and lots of inquires the best rate I could get was 8.75

Interest rates range from 4.12% to 6.5%.

I will assume the same rate of return for reinvested money. 

So, with that your buyer will likely have to go with a different route than a conventional loan which will likely require a higher down payment and have a higher interest rate. 

HMLs would be able to fund the entire deal and give you money for the rehab; however, this would come at a higher interest rate (5%-12%). 

There are still flood properties around the city that can be purchased cheap and have enough margin to make money.