I'd like to share the excel file but I'm having trouble navigating FilePlace to upload it.Appreciation vs. cash flow, I’d prefer a balanced market that offers some appreciation potential.

Our home is located in a great neighborhood, right next to excellent schools, close to several hospitals, and other amenities. 

The city has excellent fundamentals...strong Ed's and Med's which are some of the most stable employers, huge investments made in the life science sector,  proximity and easy access to NYC and DC, international airport, port city to name a few. 

It is in a great neighborhood with excellent schools.

@Diandre Pierce some excellent suggestions here on the thread.

Note: The BiggerPockets Calculators do not offer me what a goodl ol' fashion Excel spreadsheet might.

Listen to all the Bigger Pockets material; it contains so much excellent information.

., 10-year interest-only options), and non-recourse structures.Competitive Rates: Recent transactions show rates ranging from 2.69% to 4.65% depending on LTV (55%–80%) and property type.Lender Specialization: Some lenders excel in specific areas:Greystone and Walker & Dunlop lead in Fannie/Freddie volume and large-scale refinancing.Arbor Realty Trust is praised for smaller-balance loans and flexibility.CREFCOA offers streamlined refinancing with 45–60 day closings and cash-out up to 80% LTV.HUD 223(f) loans provide 35-year fixed terms, ideal for stabilized properties.Questions for the Community:Have you worked with lenders like Greystone, Arbor, or Freddie Mac?

It's an excellent rate for today.

Yes, @Dave Van Horn is a great guy with an excellent track record and a stellar reputation.