I most recently got a 20-year at 4.75% for a home in the same price range as yours (bought for $65k and appraised for $83k). 

Rates will likely be in the 5.25% - 6.75% range if your FICO is 740+.

To compare, non-bank lenders, that focus solely on investment property financing, would be in the 5% - %5.75% range depending on whether it's a cash-out or rate/term and what kind of property it is (condo, townhome, SFR, duplex, etc).

Those that I discussed this with, going all cash, said your returns based on today's pricing are in the range of 2-5%.

If you select a market with population growth, jobs and wage growth, a balance between supply and demand and a diverse range of employers you will do just fine.

On average, refinance closing costs range from 3 percent to 6 percent of your loan amount (again, depending on your location and your lender).

Narrow your range inside the city for more accurate comparables.

I try and focus on HIGH equity, but deals can still be done in that 30-50% equity range as well!

.- Pre approved for loan...expecting this property to be in 200k-300k range- Easy access to capital for down payment, yet trying to maximize the power of our dollars, hence our inquiry We are both well versed in valuing real estate and understanding the quantitative side of things.

I'd say I'm in the "fair" range of 580-669.