Meanwhile I'm having to add several hundred dollars to my monthly expenses for the purpose of 'principle paydown'.Principle paydown PALES in comparison to appreciation.

Are there any tax or title implications when transferring ownership for refinancing purposes?

I do like to recommend both as the best practice and if finances allow it.Note: This information is for educational and informational purposes only and does not constitute legal, tax, financial, or investment advice.

For tax purposes, you're buying two properties.

I know there are investors out there that need to buy prior to the end of the year for tax purposes but wondering if the right buyer for this property will be an investor or an end-user.

Having that net worth : salary is nice so no complaints there - but if you are noting for investing purposes - Honestly today I feel it's over rated as the government has made it easier to invest in real estate through crowdfunding and reg a offerings. 

The rate and points will also be highly sensitive to the LTV, credit score, DSC ratio, loan purpose, loan size, and property type. 

It also comes with a restaurant that hasn’t been in service for 40 years, but the structure is in surprisingly good shape.Here’s what I’m thinking through so far:Standard due diligence: +Phase 1 and 2 environmental, city plans/zoning, health department approvals for bringing the restaurant back online.Talking to the Army Corps of Engineers and the local harbormaster about dredging (not something I’d do immediately but want to know long-term outlook) and figure out generic cost for budgeting purposes. 

Far too often, investors pay for tax segregation studies without understanding the implications of depreciation recapture, purchase properties based on unverified assumptions shared by their realtor, accept the loan terms without proposing alternative loan structures that offer the lender equally safe collateral, form entities without understanding their purpose, secure the incorrect or unnecessary insurance, or spend unnecessarily on improvements and inefficient construction practices. 

When owning real estate for investment purposes, it’s essential to have reserves for replacement, but it doesn’t necessarily need to be held in a traditional savings account.