imo, reset your goals to be more realistic and save more to work with. 

Using my local bank,  the terms of the existing loans are 20 yr term with an interest rate that resets every 5 years.

They're typically amortized over 20 years and will either reset (interest rate) or balloon at least once during the loan.

Put over 100k into the full gut, pushing through the 203k rehab for 7 months during peak COVID and finally I was two weeks out from finishing/closing out the construction loan and renting out the first unit, then I had to hit the reset, gut the place and start over due to soot/severe smoke damage from a neighbor's house fire.

I don't believe the Work From Anywhere movement is lasting and as the real estate cycle resets itself, people will become more conservative and reduce their spending into categories that are essential.

@Mike Cumbie With our MLS it has to be off the market for 30 days before the DOM will reset.  

Simple buying apartment buildings 5+ units,  "semi distressed", class B neighborhoods,  using very ordinary traditional financing (20% down, 20 year, reset every 3-7 years, etc.) -- Why?

Our bank has been good about letting us reset that 5 year lock every few years to keep our rate lower. 

You're paying a fee to refinance, paying more interest each month (due to the higher balance) and foregoing future lower interest payments (by resetting amortization each year).  

this is an out of state rental, and I need something where it can be reset remotely..TIA!