what factors should I be looking at when making this decision.  

The refi or additional debt of any kind will impact the current performance of your property I'm never a great fan of selling a good producing property - unless I am certain I can improve the overall performance of my portfolio. 

Install additional stackable W/D units in the garage (requires some electrical work).2.

Sec 8 here also inspects the home each year, in addition to your PMs inspections (if you have one).

My ARVs are also reflective of those factors. 

Pm paid for it because they would incur additional cost disputing it and may never collect from the OTA.  

The property alone is worth a million but is generating an estimated $250k/ yr with the ability to add 3 units on site and acquire an additional 13 acres.

It could certainly be a concern - but depends on a lot of factors - are you looking multi or SFR? 

Without factoring in tax benefits and principal pay down, you're $1800 ahead of the game by house hacking.

(The exception would be the rare deal where the property changes hand for a price far below real market value).The sub to or wrap adds a certain degree of ADDITIONAL risk of failure.