Need advice on best way to leverage primary to get new primary

[Jase Machado]

My goal is to move out of my existing primary (my first and only home) and into a nice home and rent my old house.

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Here are the details:

-I'm in Northern California, both my primary and new primary will be in Northern California, Sacramento area.

-I currently owe 300k on my house valued at 700k. The current mortgage is at year 4 of a 15yr at 2.75%

-I want to move into a new house valued at 800-850k but don't have the down payment at the moment

-On the primary, My current mortgage (w/impound) is $3200 and I know the house will rent for $3500+

-The current primary still needs to finish a bathroom renovation and backyard fixing, so will take at least 3 months to be rent ready

-My income is over 300k for last years and my credit score is 800.

-Getting married in next few months, she is eligible for first time home buyer, might be expanding family.

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Current options I'm considering:

1.) Refi into an 'investment property" 30 year w/cash out to get my 10-20% down for the future primary. 

2.) Refi into an owner occupied w/cash out to get my 10-20%, stay 6 months, and due to life-changing event (getting married, baby), apply to get new owner occupied for new primary.

3.) Refi into a 15 year with cash out to get the 10-20%.

4.) Keep the existing loan and tap retirement etc to try to come up with the most 10% for the new primary

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My goal:

1.) Get into a bigger/nicer home in the next 3-6 months, get a renter with a 2-year lease.

2.) Live in the new home for at least 3-5 years, turn into a rental, move to new primary in Florida :)

3.) Possibly start to build a portfolio of high value rentals (each at 650k+).

4.) Understand if it would be best to go for low rates to minimize long term fees or shoot for maximum cash flow, considering goals above, timing on rates, and the potential shift of housing prices through an election year and uncertain economy.