Sometimes interest rates go way up.

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.

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!

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! 

also, I am exploring different funding options including HELOC, HEL, etc.Given current rates are quite high and sticky, how do you recommend to utilize these funding options?

BUT this also leads to very high default rates.