Pre-Housing Crises (pre-2008) interest rates for investment properties were 6.5%-7%.

I refinanced to a mid 2% rate a few years ago and did not want to do a cash out refi.

What if you can't refinance due to appraisal, market conditions (interest rates, outside "black swan events" like COVID, etc.). 

Census data - median household income, employment stats, bachelors degree percentages, crime, vacancy rates, appreciation2.

The market was still pretty hot, I went under contract on this right at the beginning of the rate hikes and at the time many houses were still selling for over asking with shortened contingencies.

Most of mine have infinite ROI, but I have 3 that for various reasons were not  refinanced to extract my investment (one had no value add, the other 2 have not been refinanced to extract the over $1m value increase due to rate increases). 

The loan amount is $1.5M.Here is what I am trying to beat:-15 amortization (client would like 20 if possible)-rate is Pime minus .25-.50-.1 pt.

@James WiseI am going to borrow the money to pay my buyers agent from a crocodile lender, then ask the seller to sell it subject to and finance 100% the equity at 0% interest I will then take an advance on a credit card that is 0% and within 12 months I will be able to refinance everything when rates go back to 3%.

If they are month to month, you can purchase the property, provide 60 days notice and have them vacate in order to rehab and bring rents up to market rate.

Census data - median household income, employment stats, bachelors degree percentages, crime, vacancy rates, appreciation2.