Cashflow - You mention cashflow year 2 in the single family....Assuming 5% down and a 6.5% rate, your mortgage on a $400k house will be about $2400/mo...add in: taxes, insurance, maint / repair, vacancy, utilities (if any), etc. 

Which lender should I explore?

Whenever we're talking to new investors, the shorthand rule of thumb we share is the 50% Rule: that half of the rent will go to non-mortgage expenses, when averaged over time.

No lenders going to do your loan knowing that you plan to cash-out refi the max LTV to defer taxes and then go and pay taxes on the remaining profit, because that would result in the lender getting an early pay off within 6 months.

As a lender, we require flood insurance if the property is in a flood zone, which can eat into your cash flow if you want to hold the deal. 

The property is being sold for $1 million with a mortgage of about $300k.

Next time I will sub out more of the work... though I still love to paint and so some of the minor work:)Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

On day one they just chanted about how much money you can make and had hard money lenders pitching loans to us.

Talk to a few different lenders.

@Nathan FrostYou will need to talk to the lender and see if the release price on the other loans still covers the balance.