Take the extra cash and see if you can build a MF.  

In Florida we use transaction broker who is permitted to assist with bot sides of the sale.

Might be cheaper based on permit fees etc.

Eventually they will come back up, and some of the folks that refinanced to an ARM may not be able to cover the difference, so some of the extra cash that's in the market may dry up as well.

CMHC-insured financing can help open the doors to homeownership by enabling homebuyers to purchase a home with a minimum down payment starting at 5%*.Features Loan-to-value ratios up to 95% for 1 – 2 unit owner-occupied properties.Loan-to-value ratios up to 90% for 3 – 4 unit owner-occupied properties.Down payment flexibility — In addition to traditional sources, non-traditional sources of down payment are permitted for loans with loan-to-value ratios from 90.01% – 95%.Flexible financing options — single advance and progress advances are available.CMHC-insured mortgages are portable — helping to reduce or eliminate the premium on the purchase of a subsequent home.CMHC homeowner mortgage loan insurance is available to a maximum of one property (1 – 4 units) per borrower/co-borrower at any given time.CMHC offers mortgage loan insurance premium refunds for homeowners who purchase an energy-efficient home or purchase and make energy-saving renovations to an existing home.

I recently did a cash out refi on an investment property to pay off the line of credit I had used for the downpayment on said property.I have about $5k in funds left over, and I'm trying to figure out what to do with ...

Even if the buyer was happy to pay the extra cost generated by the HOA fees, explain to the appraiser how HOA reserves adds value to the home.

I've actually done the same thing with washers/dryers that I provided as a convenience to the tenant because I had extra ones.

For serenity, stroke the check and chalk up the little bit extra to shared appreciation.  

I am looking to connect with like-minded indivuals when time permits and am grateful to have stumbled upon the Bigger Pockets podcast and community!