@Erik Estrada is absolutely correct that working with a broker usually leads to a better rates and fees.

I don't think you can say a place is doing "very well" when they're among the poorest cities in the US and has among the highest foreclosure rates in the country.

Rates are hovering in the mid 7s depending on your credit score.

Well if you ran realistic conservative numbers for maintenance, capex, vacancy rates, rental income, etc then you don't really need cash flow do you?

They have always rented them at well below market rate and the repairs were made by the tenants.

Our rating across all properties is 4.5 too. 

Keep looking, but be prepared for higher interest rates with maybe maximum of 65% loan amounts (hopefully more though).

You will find rates all over the place just like with all insurance.

Hey BP family, I'm currently trying to help out a family in need from having to foreclose on there property by taking over subject to, it has a high interest rate although the entry is around 20k I want to wholesale this ultimately Is it possible for me, to disregard my initial assignment fee to get a buyer asap and add a 2nd lien on the property as my fee? 

Refinancing will change your mortgage rate, and if it’s worse than your current rate, it’s not worth it unless you’re getting a great deal.