So let's start by taking a step back, taking a big breath, and re-framing this into it's core components. 

I recommend selling the property as is, paying off the debts and take a breath.

I can NOT be the only one with  brain here gadamn it... breathe Jerryll breathe.

Also, I feel I would have more breathing room on the flip timeline because of the 5 year locked in 5.875 interest rate versus a NEED to refi in 12 months and, my crystal ball is murky, but I think rates are going up.

I am a real estate fund accountant so I live and breathe in excel.

Breathe in, breathe out.

@Elijah White take a deep breath and hold onto your seat.

Given today's interest rates and the substantially higher fees involved with a cash out refinance, this is very unlikely to be a good option.The pitfall so many in your situation fall into is that once you restructure your debt, you take a moment to breath better and then you go right ahead and buy yet another fancy thing on credit. 

Make sure you’re tweaking your listings and breathing some life back into them & your house 

Next time I'll take a deep breath and handle it from more of a business perspective instead of panic and emotion.