Licensed with permits ~$3,250.HWT standard gas single family low efficiency without exhaust retrofit $900.Sand and stain hardwood floors, natural stain $3 per sf.Paint interior walls, ceiling trim and doors 3 tone paint scheme 2 coats $3.20 per sf (floor area cost includes paint)Click lock LVT flooring install overlay inclusive of prep and quarter round $4.50 per sf (materials and labor)Asphalt roof installation 3/1 - 800 sf bungalow with 2 layers of shingles - ~$7,900Standard porch cap replacement with 2 new precast concrete steps ~$2,500Used stove or refrigerator delivery and install $350New stove or refrigerator delivery and install $HD model specificUse this as a general guideline. 

I would pull a FHA loan for $665,000 and live in one side and rent the other side out to a family member for $2,000 a month.

Uh-oh @Marcus Auerbach, pulling out the Charlie Monger and economics. 

I want to refi and pull some of that equity out ($200-$250k) so I can keep growing my portfolio but I'm not sure how to approach it as it would obliterate the cash flow I currently have, and in the current market I won't be able to make up for it with additional properties as they would also have minimal cash flow.

I’m not going to pull any trigger till it’s renewed.Are they at market rent, or locked into below-market rates?

Investing out of state is a bit scary for your first deal, but once you get really familiarized with your market you'll start being able to establish approximate values from afar, and it becomes second nature from there.

Folks feel less rich and pull back when stocks and their 401k’s are flashing a bit of red.

With pulling out your equity (or selling), you can diversify and buy more.I did sell one of my places and used that money to buy two others. 

@Akshay Bhaskaran, off market deals, by nature are not marketed, so as others noted you have to work to find them.  

I was moving a lot for work and using that as an excuse to not pull the trigger.