I'm watching and will refi if they fall to the 2-2.5% range.

@Frank Calderarocurrently investment property rates in Colorado are around the 3.25% to 3.375% range (based on this morning's rates). 

Obviously we have zero knowledge of the deal itself, but I have seen this same post 50 times.All that said, if you want to sell a deal in this price range, I would suggest picking up the phone and calling everyone in your market that already owns similar assets.

Rents in this neighborhood range around $950 - $1,250.

I realize there are many factors, but if you could give a range that would be helpful.

There is a reason why class A cap rates rarely get over the 5 cap range.

I was thinking something along the lines of high equity, lower price range, with a recent sale.Thoughts?

Hard money is used because it is usually a much faster process & also can be used with properties that in the current condition won't qualify for traditional loans.65%-75% of ARV is the typical range but it varies lender to lender.Flippers will use hard money to acquire the property & fix it up to resell.Holders will use hard money to acquire quickly then switch to bank financing to keep it for a rental.There are so many different hard money lenders and guidelines. 

In your case, you would be in that range, which is good.

Our rentals range from B to C class.