However, I would definitely need hard money in order to make that work.

We are seeing buy downs to low 4% and now we are even seeing some UNDER 4%. 

Realtor B hasn’t done a single showing or spent any money yet.  

I certainly hope it all works out and maybe along the way they'll be changes that even help them in the long run. 

The one thing I can say is a safe bet is getting long BTC. 

Anyone have any experience with buy and hold multi family properties in Watertown NY (or even the surrounding areas of Clayton NY and Thousand Islands)? 

The Brrr principle seems to be hindered (at least that’s what I witnessed buying my first house where chipping paint was even an issue).any thoughts are appreciated

If you cash out refinance you incur (more or less) all the lending fees associated with a financed property purchase (even though you are just refinancing the property you already own), and then you incur significant fees when you sell the property (closing costs, commissions, etc).  

As a balance sheet/hard money/private money/portfolio lender  (I list them all because they are all the same thing) I do not want to be pitched in anyway.

We are looking to make connections with other investors, private money lenders, and investor friendly agents!