I got 1/7 ARM at 2.87% rate back then. 

I Am looking for a better way to refinance than the 25 Amortized 10 year ARM loan.

You may have a problem with it not being an “arms length transaction”....ask a lender. 

It would also have to be mowed occasionally to keep the weeds down.I have a tractor and all the equipment to maintain/fence/etc. for cattle but it appears that wouldn't be arm's length even if I did the labor for free. 

If you are not managing your properties you should be tightly managing your PM.If you believe real estate is a arm chair investment by all means hire a PM...and good luck.

So the pretty bad news at least according to my UK tax advisor is that the buy to let tax law change here in the UK extends its long arms abroad.

To add to @Brandon Ingegneri I’d also say avoid ARMs.  

Far better for me to position assets for them to benefit from at arms length than to saddle them with their dad's passion.Bottom line I am a huge fan of the 1031 used well. 

Arm yourself with as much knowledge as you can from your network, books, podcasts, ets, and you'll be ready to go. 

My credit union has a 5/5/5 ARM amortized over 25 years and a fixed rate 15 year note.