I've reduced that projected rent number in my calculations to be a bit more conservative:https://www.biggerpockets.com/calculators/shared/1428009/6e5dfb34-1964-4d99-9341-a0096d519744My Dilemma and Question: The linear approach to the BRRRR model would be to get it rented up and then do the refinance, but I am considering reversing that order (refinancing now even though we don't have any tenants in there yet).

Price was just reduced from 249-235 and 5 doors down the same layout redone sold in Feb for 282.

Are you seeing rents reduced this season - due to Corona?

The principal portion of your mortgage payment simply serves to reduce your existing loan balance.

I think at this point people are reduced to - I feel like Huston will have higher job growth with less supply or I think the movie industry is moving to Atlanta.

It is because the invested amount is reduced. 

For example, I require my agents to charge X% with authority to reduce it X% in specific situations.

My personal debt on my Credit Score was reduced from 2M+ down to a few thousand (I rent, own a paid off 1998 Toyota 4runner, and live well below my means).Since that closing in October, the handcuffs have been released and our market has shifted.

This gives you the expertise while reducing your stress and risk.

Figure out how many months it takes you for the reduced interest to pay for those closing costs..... probably a while.