She's an early to bed type, falling asleep on the couch around 8:30-9pm (kids are exhausting right?!?)

So another method might be, if you exhaust the options above you can speak to the tenants and see if they will sign a new lease paying market rent, for you to renovate their units.

Account Closed did you transition to a portfolio lender before exhausting your other options?

I currently have about 30K cash as a down payment but did not want to exhaust all of my cash, I also have money in my 401K that I could roll over to an SDIRA as well, please let me know your thoughts.  

The seller had to contribute the amount to escrow for future use and if I were to refinance before exhausting all funds in escrow then the unused funds would be refunded to me.

Some lenders can do 3 months using a DSCR loan, but in my opinion (and I'm a DSCR broker) you should exhaust all of your conventional financing before you start to dabble in DSCR. 

And during that time I replaced the driveway, and a couple windows, a storm door, a new concrete step and installed a bathroom ceiling exhaust fan. 

Assuming you have a LLC setup for each property and you've exhausted all of the insurance money, the plaintiff's attorney is going to attempt to go after the assets of the LLC itself.

You should have a pretty exhaustive list of what you're asking for as a guide, you may not get them, but ask anyways.On taxes, you can ask for a Sched E (I think that's the one), but a P&L will tell you more detail. 

It sounds like you've exhausted the free or low cost options.