I’m considering refinancing the loan into a DSCR in the LLC's name to clean up the structure and improve cash flow.Current loan:Interest rate: ~7.4%Loan balance: ~$260kAll-in PITI: ~$2,25030-year fixed, recently originatedRefi (DSCR):Rate: 6.5 (can go to 6.375 at one-time cost of $388)New loan balance: ~$277k (fees and costs rolled in)All-in PITI: ~$2,150Monthly cashflow improvement: ~$100No PMISo on day one, the refi improves cash flow by about $1,200 per year. 

do they actually insure your title or just use your me title fees to argue with you after they screw up the title ?

You have no control over fee increases and maintenance decisions are made by a committee. 

Lenders move faster when the exit is obvious and supported by comps, not projections.Clean structureStraightforward ownership, clean title, no exotic entities, and a basic capital stack.

In the base example data that's in there the funding is coming from an SBLOC and the rehab costs are being folded into the financing costs and there are no origination fees.

I'm calling on Title companies to get a list but learned that they charge a fee for some data

At some point, the fee reflects the work and the risk they’re taking on.You can absolutely DIY parts of it to cut costs, but that usually means:Coordinating showings remotelyManaging communication with multiple prospectsHandling screening decisions and compliance yourselfRelying on boots-on-the-ground help anywayFor most out-of-state owners, it’s well worth letting a competent manager run the full turnover process.

When there’s transparency, control, and alignment — they can work.My fellow brokers: execution matters more than the fee.

Share purchase price and placed-in-service month to estimate typical fee range and potential benefit.

Thinks to remember is:- if you want to pay a monthly fee or a flat fee for three years- If you accountant wants access to your file only once or 4 times a year do not let  it be a decision to get the online version.