.: @AnnMarie BacchusMy friends who actually own 1 or 2 rentals said their CPAs (one was with H&R Block) who charge reasonable rates weren't very good. 

Sometimes interest rates go way up.

Spreadsheets don't paste well here, but here is what I'm looking for: Net CFs From Investment 1yr exit Net CFs From Investment 3yr exit Net CFs From Investment 5yr exit Exit Price Gain on Sale Cap Rate IRR Estimated Exit Price/Gain on Sale - 1 Yr Annualized IRR - 1 Yr Estimated Exit Price/Gain on Sale - 3 Yr Annualized IRR - 3 Yr Estimated Exit Price/Gain on Sale - 5 Yr Annualized IRR - 5 Yr Thanks!

The best mortgage rate for your investment property that is available to the general public is going to be in the form of a conventional loan.

It's estimated that if rates fell to 6.5% then it would open up home ownership for 1,000,000 people. 

As far as your rental that you currently own, I would change your expectations a little bit, 80% cash outs are hard to come by these days and the rates on the few products available are really high.

It's a 12 year term with a 4.75% interest rate with $175,000 down.

This unit is still ramping up toward the occupancy rate we had with our previous PM prior to have been taken down for a refresh.  

Here are the details:Bought in 2015Owes - $45kNeeds additional $20-25k as a down payment on the new house for equity.Rate - 6.125% (Adjustable Rate Mortgage) Max is 8%PITI - roughly $700/monthHouse is in great condition so no rehabAsking $175,000, could sell on market for $220-230kRents - $1400-1600How would one structure this deal?

Looking forward to rates settling down this year!