We will certainly get things wrong sometimes, like every real estate investor I know, but have a very high conversion rate. 

Unless rates have dropped or stayed close to the same than a cashout refinance might work and take some money out. 

You can use this tool to figure out that part: https://docs.google.com/document/d/100dRzu-iQEIZbR1adxIASdH2...Once you have that you should engage a local broker to discuss the options for those types of uses in your market and they will be able to help you understand the overall picture and cap rates of the various options.

Since then my rates have gone up and the deal isn't as attractive.

Prices are at all time high and rates are near highest in past decade. 

🏠📈 Real Estate Update 📉🏠Here's the latest market report (based on single family homes):🏡 Mortgage Rates:30-year conventional rate today is 7.01%30-year VA rate today is 6.46% 💰 Median Sales Price:February: $460,000March: $475,000📈 New Listings:February: 1,669March: 1,798📅 Median Days on Market Until Sale:February: 21March: 16⚾ Oakland A's Move to Sacramento for Interim Ballpark: The Oakland A's have announced their relocation to Sutter Health Park in Sacramento starting next season, sharing the Minor League stadium with the San Francisco Giants' Triple A team, the Rivercats.

I've had a much higher success rate of people filling out the forms that I have with any of the sites I built myself.

Pretty good rates on the refinance if so.

At this interest rate and with current rents it won't cash-flow for many years.

I wonder if these are like pay day loans super high interest.. does anyone know what the interest rate is.. that could be the play.. be the lender on these deals :)