If I go to rent it out at some point that's a negative cash flow of nearly $1400 assuming rents and rates stay the same.

Pre-Housing Crises (pre-2008) interest rates for investment properties were 6.5%-7%.

What if you can't refinance due to appraisal, market conditions (interest rates, outside "black swan events" like COVID, etc.). 

I refinanced to a mid 2% rate a few years ago and did not want to do a cash out refi.

Census data - median household income, employment stats, bachelors degree percentages, crime, vacancy rates, appreciation2.

Most of mine have infinite ROI, but I have 3 that for various reasons were not  refinanced to extract my investment (one had no value add, the other 2 have not been refinanced to extract the over $1m value increase due to rate increases). 

The loan amount is $1.5M.Here is what I am trying to beat:-15 amortization (client would like 20 if possible)-rate is Pime minus .25-.50-.1 pt.

If they are month to month, you can purchase the property, provide 60 days notice and have them vacate in order to rehab and bring rents up to market rate.

Census data - median household income, employment stats, bachelors degree percentages, crime, vacancy rates, appreciation2.

The response rate was great, and we ended up finding an older lady who was moving to a senior living facility and wanted to sell the house as-is with no contingencies.