If you are too leveraged, COC rate of return isn't meaningful and can get you into a lot of trouble. 

I'm looking into more investment opportunities and have already completed one cash out refinance on a rental, extracting 100k.. the rent i receive more than covers the payment difference.

It also will limit opportunity to refinance to extract out value.  

Because they allow you to extract your investment to quickly lovage that investment repeatedly.  

Also, might there be any other options to extract money without selling with low/spotty income?

Is there a way to extract this from the security deposit and then have them update the security deposit at the time of new lease signing?

Once complete, the asset will be refinanced, returning meaningful capital to our investors.

If not, then at least you can extract yourself from the conversation,while having added value to it for the other readers, without looking like a complete jerk.

I realize that the value of the property probably only meaningfully changes in a tangible way when its appraised.

My clients and I are actively buying but I have been seeing a lot of wholesaler who are advertising numbers that are no where near the reality to get their desired net AT THE EXPENSE of building actual meaningful relationships with buyers that will buy consistently on a monthly basis.