@Travis Walker - talk to a mortgage broker (like  @Andrew Postell - he is on this site quite a bit), and see if you can qualify for a long-term loan with your debt-to-income (DTI) ratio as it stands. 

Also, if selling a home in a community, where you do not own the land, you have to get a used mobile home broker's license, or be an agent with a broker that has this license (similar to a used car dealership license).

We have also purchased the house without a realtor and selling with a flat fee broker so I handle most the transaction calls/paperwork.

What state is this in and if you can negotiate the broker fee as borrower paid so that your rate is a bit lower.

Since you have lots of time now, spend it looking for distressed off market properties near you and making relationships with brokers.

I am probably refinancing it at the same purchase price (my broker said refinancing at market would result in a higher fee/rate) but getting an appraisal is wise none the less@Greg Gaudet the property is Aina Nalu in Lahaina

This registration is required for non-exempt persons engaging in mortgage lending, mortgage brokering, or mortgage servicing as defined in O.R.C.

@Brent Watanabe in my opinion, the property manager is the key ingredient in a successful out of state investment recipe--they already have a network of contractors, handyman, know how to vet them and negotiate pricing and plus they have access to deals--many times clients are selling or changing up their portfolios, and you have to be a broker to be a PM. 

You need a license to Broker real estate.

Security Deposit in our case is one month's rent: $2,000Upon hearing our breach-of-contract request, the PM stated, "We are holding you responsible for the full term of the lease including and not limited to all rents , collections fees, broker fees , legal fees and any fees associated with the breach of your agreement.