$100 is cheap.

But depending on when you bought your house and your mortgage rate, it might be possible to convert it into an STR with enough cash flow to more than cover the cost of renting another dwelling as your new primary residence. 

We checked out Blue Ridge, GA this week & loved the area but the numbers don’t seem to work at these rates.  

Rates are very comparable to conventional. 

I'd rather not do an entire cash-out refi because I have a much better rate on the property than I could get today.With a 70% LTV planning factor, I'd still have plenty of room for the cash I'm looking for to make the down payment (~125k).Thanks for any help/advice!

The below terms are live as of this date, for a rate and term refi (no cash out).From left to right:Points: 1, 1.25, 2.Prepayment penalty: 10 years, 3 years, 5 years.Commentary/review, hopefully this thought process is useful when evaluating offered terms for a maturing commercial mortgage that needs to be refinanced. 

People go there because it's cheap.

Also learn to do stress test on your portfolio if something happens (higher interest rate, vacancy, etc).5- Enjoy: You need to love doing that.

Is that market rate?

Do this on a down year where values have dropped for whatever reason (we might be in that environment right now given interest rates).4.