Since I am having my prospective tenants cover the cost I would prefer to have the lowest cost option that gives you the most bang for your buck, but at the same time I want to be sure that what I am paying for is reliable.

That will pay off the remaining $360 mortgage and reimburse your rehab and closing costs.

This could be laborious as a one at a time deal.Not sure if this would work but you might be able to pay someone from Fivr to write a script that would do it automatically for you and generate a list based off of the multifamily addresses that you already have.   

If you are paying what is owed, you don't go through this, it's a new loan and a payoff.Why?

There has been quite a bit of complaints in the past year of IHA mishandling payments or not paying at all and little to no communication.

I want to use the profits from flipping in my home market to obtain and pay off properties in a better cash flowing, landlord friendly market.

I would go middle of the road on efficiency if the tenants pay heat. 

Hi Catherine,Welcome a board to Bigger Pockets, it's a great place to learn and Network with like minded investors. 

For 10 years, every arriving party in my STR finds 1) a fresh bowl of fruit, 2) a local city magazine and a weekly periodical and 3) 2 bottles of wine (1 white, 1 red, 1st bottle is complimentary, envelope to pay for 2nd bottle).No great expense, but "wows" the guests every time. 

For example it does not consider who pay the utilities, obviously if the LL pays all the utilities, the net is lower.