I use a combination of Excel and QuickBooks (Professional Version). 

I use my Feelings.

@Wayne Kennoff- thanks   1) getting a personal referral is a good place to start 2) if you have narrowed down the options to a few -  contact both on the same  days and ask them for whatever  quotes  for your scenario ...ask for a loan cost worksheet  if  possible .  ...if their pricing ends up being  the same - make a decsion based on the  feel  for  cutoner  service you get when communicating with them.   3)  make sure they  disclose all the fees  related to the  refinance  ( not just their  own fees ) ..4)  reviews are   hard to  use to make a decision ( as you found out ) 5) rates are pretty high right now for rental  properties ....if you can wait to  refinance - you might consider doing so ...if you need to refinance - so be it ...Good luck 

Feel free to reach out in a PM or find me in chat in our software. 

That feels well below replacement, but again, I don't know the asset and construction quality, nor specific market and many other factors that ultimately impact value.

Feel free to add me as a friend and lets connect! 

If you would like to connect on sourcing potential deals in the market, feel free to reach out.

My team specializes in house hacks so feel free to reach out with any questions. 

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Whether browsing areas or specific properties, touching, tasting and feeling the property and it's surroundings are essential data points.