Good news is rates are starting to trend down and property values are still growing.The cash out can serve two puposes it can help pay off some high interest credit cards and be used for a down payment. 

Not sure what the going rate is.

I would use nontraditional REI strategies right now, due to interest rates and housing premiums.

Unless rates are finally cut and prices rice, then maybe it’s a six figure mistake. 

As for what I can provide, I've been strengthening my underwriting skills by analyzing deals on LoopNet, diving into metrics like NOI, cap rate, and the 1% rule.

Floating rate gets a bad rap.  

We evaluate the after-repair value using a gross rent multiplier and a NOI/cap rate model. 

The discount was .75% then.

She was also able to refinance the loans that made sense to near rock bottom rates when rates were low.

Because I needed to track expenses in various ways (across both properties and two different schedule C incomes), I had to use what Quickbooks calls "properties," "classes," and "projects," and using all of these bumped me into the highest and most expensive tier, currently $970/year with the annual payment discount.