Specifically, how will the supply of money outstrip the demand, when we have record high unemployment and a pretty active mortgage forbearance program? 

It's probably worthwhile if the furniture they supplied is not in good condition.

Plus, the market is pretty saturated and daily rent for those properties has been slowly going down due to over-supply. 

Also be open to a 'partial' BRRRR in which you might only get a portion of your initial equity back after the refinance.Given the current supply/demand, there aren't a ton of discounts being offered on the MLS currently- however, I would not discount the MLS as being a great place to find properties.  

As we are finding that we cant leverage our fees, (which we would absorb into equity) as a down payment, we are looking at bringing in another partner who would supply the cash for the down payment.

We do a lot of marketing for regular rentals/flips around us.

This was for a regular refinancing option - I did not ask about a cashout option (I would assume they are higher).If I would do a cashout option, I would ideally like to use the money for purchasing a new rental property. 

Hi myself plan on making good use of its location to attend Dallas Stars game on the regular.

If you go with a DST, you will be able to easily offload all of the management hassles and hopefully just get a regular check and great ongoing tax breaks on distributions along the way.

I did see an increase in small MF supply when COVID hit and that has not changed too much.