I think this article does a pretty good job of explaining how to decide between BRRRR and flipping, specifically what calculations you need to make when deciding which option works best for you.Best of luck!

Do an actual cost calculation of what keeping the loan for another 9-12 months will cost and then a c/o refi with the adjusted capital basis and what that does for your ROI, versus a refi now and then again in a year or two (don't forget closing costs) and what that will do for your ROI.

I highly recommend you use the Bigger Pockets BRRRR calculator.

From what I have learned thus far, you have to dig a little deeper than what the intial numbers tell you when using the BP Rental calculator.

You could be off in your calculations of valueYou could be off in your estimation of rehab costsThe listing agent, seller, or both could be off about either of the above.In the case of the first two, there's good news!

I can be overly thorough sometimes so I calculated the expectation of loss based on national statistics regarding type, frequency, and severity (average payout) of claims.

Once you understand what numbers go into a deal and the calculations needed, you will be able to use just about any spreadsheet, plus be able to create your own.

My ROI/ Cashflow is nonexistent, I am mainly focusing on learning and I need to be more familiar with calculating those metrics. 

To evaluate a multi-unit residential purchase in Florida, what is a good rule of thumb (as a percentage of purchase price) to calculate closing costs for the buyer?

The BP calculator said about 350 cash flow.