Seems like you're in a good spot with lots of options.

Easy Street is a good option BUT you need CASH in liquid checking/savings for down payment of 20% and BIG chunk 2-3 times loan amount to buy out of a prepayment penalty.

**Cash-Out Refinance/HELOC:** Another option to avoid paying capital gains taxes is to not sell the house at all.

@Dustin Sanders We have a couple of options that can still do a 15% on DSCR, but as Stephenie eluded to above, everything else has to sort of line up in a perfect scenario to make it work.

.: Quote from @Stepan Hedz: Phoenix, AZ, offers a young myriad of options for real estate investors, particularly in the distressed sectors.

@Susan Tan you may also have lending options in the Houston area that offer 100% LTC financing for rehab projects.

If you're considering purchasing under a business name, consult a CPA or attorney for setup and financing options.

or options 3, 4 and 5 don't supply washer and dryers and either the tenant provides their own, rent appliances or goes to community laundramat.

I’m considering doing a cash-out refinance, not sure what the best options is , to use the rental property or the rehab property.

So before dismissing your options, you may want to consult an investor friendly Lender who is an out of the box thinker.