Let me tell you its like pulling teeth trying to get a rate and fee quote (yes I totally understand that rates change and it is dependent on a variety of asset factors) I did find one small credit union that gave me 5.25% 80 LTV 25 year amortization, 5 year ARM, and only 0.5 point fee - problem is they are restricted to certain states.

This will be a big factor in getting a cash out refiWhat bank are you working with.  

I have been on BP for about 6 months and this is a good source for lenders and or those who can direct you to lenders with integrity .....

Factor in:Tenants who may, after a short while, not able to pay the rent.

Show some newer investors why the land under can be the deciding factor.

What factors can I take into account that may assure me I would be ok, is there a population or statistic?  

Considering the neighborhood and size of the house - the two most important factors in the ultimate value of the house - and using comps and my knowledge of the local market, I figure out a "drop-dead" offer, a likely offer, and a "fire sale" offer.

I urge you to consider all factors before making an informed decision.

There are so many factors, including the skill set needed and the personal inclination of the investor.  

This is due to a few factors, one is the college (VCU) students have their parents come in and buy up the Duplex’s and Triplexes paying too much and driving up the price.