As Robert points out, getting an elevation certificate is only one piece of the puzzle.

I looked everywhere and read a few books and can’t seem to find the missing puzzle piece. 1.

Personally, I own a duplex and after 3 appraisals (all for a separate piece of the puzzle) each time the estimator did a hasty job of pulling a few vaguely similar comps and stated the value at the number they had already seen.

@Christopher Phillips yes, that’s the conundrum I’m puzzling over.

I've noticed all of these things before but never put the puzzle together to figure out why 

$300,000 loan amount. 30 year @ 4.25% = $231,295 total interest15 year @ 3.50% = $86,037 total interestThe one piece of the puzzle that is missing from the original poster is that if the opportunity is there for a VA streamline to get the interest rate on a 30 year lower than his current 15, then it would seem reasonable that a refinance to another 15 year will be even better.The second takeaway that's important to understand is if you refinance you're going back to year 1 on the amortization schedule. 

And it could be happening in your market too.TOO LONG, DIDN'T READIn summary, my advice to you is to consider ALL aspects of a potential investment, regardless of how complicated that puzzle might be to put together.

Hello everyone who will find some time to read my post. I am very thankful in advance to everyone who will try to help me move step forward in my real estate career. 
As of right now i own 4 rental units. I have boug...

It becomes really a game of fitting puzzle pieces. 

I spent a while looking for that missing puzzle piece!