Used mine for every purchase over the last 8 years and I get a ton of free advice from them. 

Check out FilePlace, where user-created forms are available for free.

This is neighborhood dependent though and also capital expenditure free.

The lenders I have seen that will cross properties as a second lien are generally strictly hard money or asset based. 

Vrbo has free price automation software.I use Excel for book keeping.I don't pay for any third party software, not really needed on 1 or 2 properties.I charge a little extra for cleaning fee than actual cleaning costs.

The number one employer is the state government, because the capital is next door, and the number two employer is the federal government, both are not cyclical and don't fluctuate, if anything their job base increases. 

$3/day for the fit year and then they’re free?

Quote from @Nicholas Pugh: So based on these advantages, is this the right time to Refi or wait?  

I plan on offering that bonus commission and taking away that commission based on how soon they complete renovation. 

Any questions please feel free to reach out.