Also, pulling out cash during the refi now instead of later if you decide to sell it allows you to avoid paying tax on the portion of the money. 

@Beth Zetzman get a hard money loan and refinance later.

My question, with interest rates probably going to rise, and home prices seem to keep going up, should I purchase sooner then later?

We switched to being treated as an S-Corp for tax purposes around 5 years ago (later than we should have) and it was a really good choice, self-employment tax was trouncing us before that.

Incorporating at this point doesn't matter if can be done later on and shouldn't affect anything as far as lending goes.

I'm currently in a live-in flip in College Grove and will be looking to purchase a MFR or SFR later in the year. 

They have the lowest rates we can find and since they are 30 year fixed...they allow us to cash flow better...which helps us qualify for other loans later.

I've also had them say nothing and take care of things or decide to move out a few months later. 

Ideally look for a Realtor that is also a property manager (even if you decide later to self manage). 

Also What about the other good deals, because let's say I see a 4 plex that just came to the market and I want to buy it but I don't have proof of funds right now but I can get it later on with hard money but I want my agent to send a offer, is that possible?