And here in CA, our cap rate is very low, but we would not have any problem making the monthly payment to the bank.

@Laila Ea Looks like several of your expenses are under-estimated, vacancy should be about 8% to give you 1 month of rent saved up each year, CapX of 5% seems low, typically that would be around 10%, and management of 4% is definitely low, usually companies charge you around 10%.

Thought about lease option but thats out as well because of the low arv vs high mortgage.

@Colby WillettsYou said build your portfolio so I would do what gives you the best return on cash which would be a refinance while rates are low.

Are you hands on and want to do your own analysis or do you want your agent to help.Do you plan to submit 100 low ball offers around town every week.

Currently at a all time low in inventory while demand is at an all time high.

I have been doing my own returns, but i am low on bandwith with what i have on my plate. so wondering if there are good CPAs that you would recommend. 

However, my offer seemly too low.

Not finding out sooner about the Lowes $20 off $100 and 10% off coupons you can buy off ebay!

Even though I'm a HML I also have a low qualifying rental loan and can get one done in a short amount of time.