Was that purchase money, rate and term refi, or cash out refi?

Schwab had the best rates I heard of (vs.

What's the rate on FHA?

There’s almost always a rate at which it just doesn’t make sense.

The "variables" you speak to could mean this is worth every cent of a 5.4% cap rate to "I wouldn't touch this for a 12 cap".  

With a low 4.75% rate but minimal cash flow ($50–$125/month), your equity could likely work harder elsewhere.

My suggestion is to find some real estate industry surveys (via CBRE or others) and look for the MF cap rates in various cities/states/regions.

Of course want better close rate but when those numbers I would be ok with 

Quote from @Dinesh Nair: I am a Canadian investor with a US corporate entity- we closed on our first property and now working to find financing through a lender… however rates keep changing all the time.. is there a site to track rates ? 

I am curious: what are typical occupancy rates, and how do we measure and compare them?