Depends on the spread.  

Not sure when rates are going to drop, so refinace may be farther in the future.It comes down to what your goals are.

Also does it impact mortgage rate and insurance also?

What a cost segregation study does is it analyzes a property and breaks out the depreciable basis of the property to more than just building and land.It will try to identify assets that are eligible for 5, 7 or 15 year asset lifes which would be eligible for bonus depreciation.Whether a cost segregation study will help you depends on your tax situation.High level, it will help you in two situations1) Your rental property is active and you can offset the losses against other forms of income.2) You have a lot of passive income and you want to increase your passive losses to offset your passive income.Best of luck

But even that depend what your end goal is.

Market rate right now is $1200/mo and with renovations (quoted 60-75k in labor) it's hard to say because there aren't much data points, but I think I could fetch $1500-1600/mo.

Depending on how much experience you have that's related to the job, you might not need to wait.

Conventional financing will offer the most competitive rates but can be more income restrictive and can be unscalable as investor portfolio expand.

That being said there are also bad deals in any area, here included.I would run your numbers based on historical data from airbnb - pretty easy to check on airdna or even just going in the airbnb app and seeing not only what nightly rates look like for certain properties but what their occupancy is - from there you can estimate monthly revenue with a reasonable degree of accuracy and see if that lines up with your targeted returns.

.- I have the VA loan and have a VA disability rate over 50%.- I have excellent credit and over $100k in non retirement investment accounts intended for buying my first home.- No kids, just a significant other.- Zero debt.If you were me, what would be your next step?