And 3 days a year I spend about 30 minutes pondering a repair, rent increase or turnover choice. 

You’ve gained valuable experience from your first duplex and are now approaching real estate with a strategic mindset

If you do have enough other income then you dont even need to lease out this property to start your refinance.However if you dont have enough income to qualify with no rental income offset then yes you will need to obtain your lease(s) and security deposit + 1st months rents deposited before you can utilize 75% of this gross income - your monthly PITIA payment (in terms of qualification on this property refinance.So all in all Id make sure what your current debt to income position is first of all (DTI) and then strategize to see if you even need the leases at all.

You want an accountant who can help you strategize and who is responsive when you want to know the consequences of the financial decisions you are making throughout the year.Good luck.

An attorney that practices real estate is a good choice, an attorney that invests in real estate is a better choice.

You want an accountant who can help you strategize and who is responsive when you want to know the consequences of the financial decisions you are making throughout the year.Good luck.

Also, which choice is better for you highly depends on what your real estate goals are and the experience level & skillset of the specific agent.Traditional agent and Redfin Agent could essentially be the same thing in many cases.

Here are some thoughts on your choices:401k Loan: This can be a good option since you're borrowing from yourself, but it comes with repayment risk, especially if you leave your job.

If not, it's your choice but I would recommend looking into it.

Some will criticize your choices, but understand that their judgment often reflects their own insecurities.