As far as the impact a refinance will have - there are a lot of variables there.

I've put in a 70% increase in the taxes just in case, i put $350/month for insurance (hoi + flood) that's the set expenses for LTR options, then for airbnb i added $1760 to $4320 in variable expenses (depending on straight STR or the STR<R mix) please see the analysis below.

Higher interest rate, often times variable with a five year period... why go through that if you can get a lower interest rate that is fixed? 

BIG emphasis on "might" there, as there really are a lot of variables.

The paperwork is a bit more involved as is the focus on variables such as vacancy rates, expense ratios, etc.

Most of the cookie cutter tools out there might be too general and with too little or too much information/variables to fit your particular case.

My interest rate is variable and currently in mid 7s.

Lots of variables that you didn't cover but this is a general way forward.

But you are losing serious money with your below-market rent.It's all a judgement call depending on certain variables.

I understand there will be some other variables and influences but I would like to l isolate just a couple differences to gauge the impacts.