I have funds totaling around 20k for a down payment (100k home), however for my planned strategy I’d like to target homes at max 200k which should require a 40k down payment.

If your current home sits vacant for 3 months, do you have the funds to carry those costs.2.

I have one tenant that has been there for 10 years so their rent is very low. 

But since she is still a first time buyers we are still getting low down payment options. 

Hi Sammy,Glad to see you taking steps in your real estate investing career, it helps to get reps in and learn.As for what you should do, your title states that you have "little equity", does that mean there is little equity in the Florida property or you have little available for another equity investment.I'd caution a refi with little equity, as stability in the early stages of your investment career is crucial to long-term success, try not to over extend yourself and potentially end up behind.Having access to investors and partners is the name of the game for scaling and limited funds, if you have access to investor capital, working with a wholesaler to acquire a flip may be a good option just be mindful of the risks of as-is properties and having investor capital at risk. 

thx experts There are certainly a lot of factors that go into the decision - keep in mind to there are multiple options with no prepayment penalty, so while there will be costs associated with the refinance - a no-prepay-penalty loan to purchase (at low leverage) can make a lot of sense as you can refinance later when rates inevitably come down, but don't have to time/guess when that is

Quote from @Bonnie Low: Quote : Quote from : Melanie, I appreciate the input.

We manage pipeline and portfolio properties, from first analysis to funding to sale or management.

Not too low either, you don't want to go with someone who is just focused on price as this is a quality of a not-so-great accountant.

Fears of a Shift: Strategists at Bank of America warn of a transition from a "Goldilocks" economy (stable growth and low inflation) to stagflation.