If you cash-out refi, you could get say another $75k in cash in your hand for say  an additional $325/mo (I'm ball parking numbers in my head here with idealized numbers since there are lots of variations...). 

I have ball park numbers for each. 

We also had a hoarder in the past year and reaching out to the city for a health/safety inspection got the ball moving on that one. 

It sounds like you have the right ideas for getting out of that analysis paralysis, and as everyone else has mentioned... talking to a local agent and/or local lender is a great way to get that ball rolling.  

If I had a crystal ball it would say “ain’t gonna happen”.

I know I'm asking for a unicorn here, so if y'all have any other ideas about what I can do to get the ball rolling (ideally not house-hacking) I would greatly appreciate it. 

(I personally would rather be playing ball and REI is the next best thing...lol...Some of the best years of my youth).I've been investing in ABQ and other areas for several years. 

Obviously you should sell your primary home and start renting if you have that good of a crystal ball. 

Is anyone able to share any rules of thumb for ball parking expected costs and scope of work?

Got a full ride scholarship to play ball and study.