Take a look at the BiggerPockets Market Finder tool to start looking at different markets based on your goals - https://www.biggerpockets.com/markets2.

When I was stationed in Northern VA, high costs had me stuck until I sold my Corvette to meet my DTI ratio and get a condo using my VA Jumbo LOan—one of my best investments.

Refi: The piggyback HELOC is a good tool for quick access to capital, but since it's been delayed and you're already tired, it might be worth waiting for a combined refi and HELOC.

If you get 2 of them sold close together and 1 hasnt, then use just those 2 to purchase your larger MF. 

The rehab estimate seems very low and the ARV seems really high in my opinion, just based on a tiny bit of research looking at what this property was listed for recently (it hasn’t sold), and what the surrounding similar properties are worth (~$250k).

That property was sold for a price north of $7M. 

Next is use credit as a transactional tool.

I thought all 30 year mortgages require only 12 months occupancy.It seems to be a lose-lose since the lender loses the interest on an otherwise good loan if it had to be sold, and they gain nothing.  

I always say 'I don't care what cap rate I buy at, I care what cap rate I can turn it into'I built Market Analysis and Sales Comps tools for my local SoCal market that will let you analyze the current or terminal property & units, from wherever you get your deals from:Sales Comps & ARV estimate:Sales market analysis:Rental market analysis:Would love to discuss how to make your extension that much better!

Having that background knowledge from being a CPA will be a great tool as you get into real estate, as I am sure you already know!