A good PM will keep you out of trouble and typically make you more money than they will cost you.

I often refi people with a 0.5% rate drop and no closing costs.  

My real estate CPA has done several cost segregation studies for me and my clients.  

Don't let things like that go unchallenged or you may find yourself in a pickle down the road.Biggerpockets sells a Lease Agreement Package under "TOOLS" at the top of your screen. $100 for a lease and several other documents, written by investors and attorney approved for your state.

It represents the number of months it would take to sell all homes currently on the market at the current pace of sales.

I have also been selling all of the builders homes for the last 3 years, with prices ranging from 600k-1.45M

Better than the alternative of having a line of credit at 12%, the 2-3% hit in spread is lower than a 5% increase in cost of capital in my opinion.

Why would boomers have to sell?  

You can definitely reach 5% - it'll just cost you north of 10 points.

Regardless, we have considered your input and are willing to attempt to evaluate the cost of rehabbing versus selling and building.