Asking to anyone who has experience, knowledge or connections in these southern texas markets, how has this or does it affect your real estate strategy and returns? 

Key Deal Points:Loan Amount: $88,000Lien Position: 1st position Purchase Price: $120,000Appraised Value: $250,000Interest Rate/Return: 11% annual returnTerm: 5-year balloon (meaning the entire principal and interest must be paid at the end of the term)LTV ratio: 35.2%---Licensed Lending company for contractsRMLO package completed on buyersServicing company for payment

The bottom line is that past performance is no indication of future returns.

Now your net is down to 15k (10% return) and mine is at 35k (14% return). 

Selling the property within your Solo 401(k) and returning the proceeds to the account simplifies compliance and ensures tax-deferred growth (or tax-free in a Roth Solo 401(k.)).

I hit 100% cash on cash return on all these B or C areas and they often outperform my better neighborhood properties. 

After that is returned, I do a background check through Transunion or a similar service. 

Most people are refinancing a BRRR because they are in short term debt (like 12 month hard money used for purchase +rehab financing) or own the property free and clear (they bought all cash) and would get a higher return on equity by leveraging the property and reinvesting the cash out proceeds of the loan to scale the portfolio. 

(been working and succeeding since 2008 or before, someone you have experience with, good returns, close to 5yr investment?)

I'll focus on maintaining the property and optimizing rent increases to ensure consistent returns over the years.