We've only done this when the objective was multiple properties, not just a one off. 

You may also want to consider extending the note to 40years or incorporating some sort of interest only for a portion of time if max cash flow is an objective.

And as Brian mentioned, we host an open office Zoom every Thursday if you ever want to pick some brains or just chat about anything related to investing.

Scope of improvements included:Full interior updates: new flooring, interior paint, lighting, granite countertops, and updated appliancesAddition of high-demand short-term rental amenities: game rooms, custom bunk beds, hot tubs, swimming pools, and putting greensProfessional interior design and full furnishing to optimize guest experience and nightly ratesThese improvements were executed with the objective of maximizing long-term performance, increasing appraised value, and creating differentiated offerings within the Hot Springs vacation rental market.Refinance & Financial PerformanceUpon completion of renovations, we partnered with a local commercial lender to refinance the portfolio.Combined appraised value (ARV): $2,601,000Approved loan amount: $2,200,000 (cash-out refinance)After retiring the hard money loan, the transaction resulted in a net cash return of $300,470.51, which represents $118,181.09 more than our original down payment—effectively removing all invested capital from the project.TimelineThe full cycle—from acquisition through renovation and refinance—was completed in 174 days.OutcomeThe result is a portfolio of three fully renovated, amenity-rich lakefront properties, each now positioned to perform as premium short-term rentals with strong long-term appreciation potential.

Then rents it out & refnaince with the objective of pulling out all of her mone.

One of many questions I have is..... in this higher interest rate environment, with objectives similar to ours, how low of a COC do experienced investors go to make deals?      

To help with limiting the shiny objects in your endeavor, I would strongly consider creating your Buy Box.

Critical to your objective will be lenders who are good servicers of construction loans and don't over complicate the draw process with unnecessary delays. 

Do I have the instincts to overcome every objects, no.

It’s a shiny object right now but as we implement it we’re seeing that it can actually over-complicate things and cause problems.I'll leave with this and bring it down to REI...AI will not replace investors.