I’m sure audit rate on this has to be astronomical and just need good records?  

You also mention the low fee of $50 / month for HOA fees and though it may look very cheap on the surface, you have no idea how the communities financials have performed over the last few years and you may have HOA fee increases annually.

They mentioned that the rate will be higher if locked for 5-6 months.

The challenges include - Interest rates - that are as high as they have been in 20 years; property values - which have doubled and tripled in the past 3-5 years.  

-will I be able to keep my interest rates?

It is tough to "perfect BRRRR" here with consistency or anywhere for that matter with today's rate and insurance costs.

And you can get it really cheap in Hades

Verify the interest rates and terms of the existing loans, as favorable rates can be beneficial, while higher rates might prompt you to consider refinancing later.Assess the condition of the properties thoroughly, especially since the owner is "done with them," which might indicate deferred maintenance.

I could only get 1 DSCR lender to do 1 of my SF properties due to the low ARV, the fees and interest rate are absolutely not worth it.Are you bundling properties together when refinancing? 

@Imdhadur RahmanBest I’ve seen is 15% down, and you pay more in rate as a result of the down payment.