I want to provide more accurate numbers because I know the market is shifting from flips to more buy and holds.Thanks all!

Your assumption is correct, rents will rise as interest rates rise if demand for home buying shifts to demand for renting.

Can you suggest a calculation, paradigm shift or question(s) that I can ask myself, to help me realize that a higher interest rate on a refinance would still be worth it (if the cash out is used for a good property), and help get myself over that mental hurdle?

I'm confident that the tide will shift at some point.

If crazy legislation was passed to make owning residential rental real estate not viable anymore, I would likely shift into a different type of real estate like self storage, industrial, retail, etc. that was not affected by weird, prohibitive laws. 

Not only is this building my capital and confidence as an investor, but the amount of knowledge I'm getting about each neighborhood I invest in is invaluable and helping me scout out which areas I know I'll want long term properties in once I decide to shift my approach.

@patrick @Patrick Horrocks- good to hear that you have a HELOC source  lined up  ....better to make sure lender wont call / close the  HELOC with clarification  unless  you can  afford to  deal with paying it  off  or moving it  if this indeed  occurs  when and if  you shift it to a LLC

Having had some experience with this strategy since 2018 which has allowed me to retire from my w2 with cash flow from them, I am looking to streamline into a scalable business, while I educate myself on commercial residential investing.

They have streamlined the code and the process because that is the infill growth that they want.  

I am multifamily but have been starting to learn about these type of commercial leases, because I am interested in shifting gears away from MF.Good luck and look forward to any replies.A guy name @Joel Owens is really experienced NNN commercial broker/investor, maybe he will chime in with some 411.