But with interest rates being what they are now, I’m wondering if that 8-12 % CoC target is still realistic (after underwriting vacancy, repairs, CapEx, etc.)Thanks in advance for sharing your experience.

Quote from @Jeff Mooney: @Chris Seveney looking to see if somehow I can take over that 3.5% rate Just because you can take over the rate does not mean its a good deal, I am not seeing where this is a great deal.

Sure, a cash out refi will pay off your heloc and you'll get a lower rate and be locked in to that rate, BUT- you'll also lock up that equity for a much longer time and you won't have access to a HELOC, which is the cheapest and most flexible funding there is. 

They have pretty good rates.

We used to fund tons of flips, but we're seeing very little now.

As soon as those unprepared hosts get their next payout and see their profits chopped, they'll scramble to raise rates.

Inspectors told us that we need to install 4 fire rated windows by the fire escape because the property is commercial...where can I get affordable fire rated windows / glass?

Look into property values, rental rates, and neighborhood trends.

Mayor Greenberg is back in Frankfort this week pushing for another major round of state funding—hoping to land something close to the $100 million secured last time.

These are generally bridge-type loans with terms between 6 months to a few years at rates around 11% plus a few points, as @Jay Hinrichs mentioned.