I have several lenders in mind for the refi but will keep all considerations open for the best option once the time comes.

Our lender said that when we come in for a loan, she will take that type of expense into consideration.

It was definitely a consideration but diving deeper into it revealed some pretty big cons to doing it.

@Dave ToelkesThank you Dave the case by case consideration is something I may incorporate.

Thanks all @Brian Burke, @Mike Dymski, @Roni Elias, @Chris Coleman.I agree, seems partitioning IRR is becoming more important to take into consideration as the market matures for conservative investors. 

The green line is just the peak price $171/SF with no consideration of inflation.

When earnings are paid out of the CCorp, it would be as a dividend, and subject to withholding.Of course then you have double taxation considerations, but with the handful of clients I have dabbled in that run this structure, their income levels are such that the double taxation won't matter much.

It may be low, but take into consideration you will be living there for free

I understand where they are getting their numbers as they are looking at a simple 4 bedroom SFH for comparison, but what they aren't taking into consideration are some of the extras that tenants absolutely love.

Always offer "subject to existing mortgage and liens (this eliminates need for your own money)Consider options with possession.Offer the seller a Hybrid, that is he will be your partner and receive more profit when you sell or assign.You could offer the seller an option to buy back (as long as you get a discounted deal.Offer services for the down payment, we call it a "front porch clause"You'll agree to fix or repair something in consideration for X$ down payment to be applied to the purchase price.Creative financing is about CONTROL!