I would prefer to have control over my own property.

HOLD & REFI - The improved cashflow (I have one lender saying he could get me into a DSCR loan at 6.5% which would 3x my cashflow) is enticing, but I'm don't want to risk anything especially having been burned once and would prefer to be on the up and up. 

It will depend on your preferences and how well you think you will tolerate having a room mate as you approach a new life with your partner.

Engage an investor-focused realtor/broker in your preferred market (this is not a residential realtor) and start 'tire kicking' the market and properties that fit your criteria.

Yes 6 unit preferably with cash  flow open to anywhere  

If you prefer a nicer home with future equity growth, White House might be the better choice.

@Michael Almand, for a full line-by-line breakdown and scope of work, my preferred contractor will charge about $250 to walk the property but will credit it back if he and his team are given the job.

I prefer markets that experience mild winters to eliminate the added costs brutal winters can bring. 

I personally do not prefer to hold high cost SFRs as LTR investments.  

Do you have a preferred type of property and price range you're looking for in general (knowing the costs can be different based on they market)?