My two cents: There's no reason to REFI if you don't have a place to deploy the cash, and since you said "I am sitting on about 800K cash in high yield savings waiting for opportunities to buy again (can't find good deals right now)" it sounds like you're not able to deploy that cash.

This will give you multiple exit strategies when you get ready to move to the next deployment.

Still researching, but one of the problems my boyfriend (currently deployed but stationed at Ft.

One thing that working at GM as a business plan deployer for 26 years taught me is systems, processes and to TRUST the process.I was just about to start purchasing properties, had bank and hard money leader approvals when COVID shut in changed everything.  

I have 30k in cash along with 200k in equity in my home that I can deploy, but I just haven't found a spot that's affordable and has the mild climates I'm looking for (for some reason in my head I feel like milder climates would lead to less overall expenses). 

How much additional capital will you need to deploy for the value-add play?

I did save money because I didn't overpay for the property, but now I'm out time for the search and I'm still sitting on a ton of cash to deploy earning zero in the bank.I'd like to see an incentive system where the buying agent has more incentive to fight for better pricing for their clients.  

I'm looking to deploy some capital this summer and would love to connect with an owner or operator of several car washes to gain some insights.

With time as your main deployable resource right now though, take that time to learn as much as you can until you find a path that sounds both realistically achievable with your current resources, as well as something that sounds interesting to you.I'm always happy to connect with other investor folks around the Twin Cities, so feel free to shoot me a message on here if you want to chat directly! 

I concur with others to hold unless you have a very specific plan to deploy the cash at a higher rate of return.