And I know that a refinance would be the best, and most common, way to go. 

Ultimately, the decision should align with your long-term and short-term goals.

Set a clear goal for your first property, find a mentor, and keep educating yourself—you're on the right path!

Once you're ready, create a goal (e.g., "I will buy at least one single-family home, duplex, triplex, or fourplex before the end of 2019") and then do it.

Evaluating the numbers, lending preferences, property condition, and location will help you make an informed decision that aligns with your investment goals.

Another common practice for nationally sparse datasets such as tax data is aggregation.

There are more factors than just the community (#beds, level of theming, location to the amenities, style of home (single family, townhome, condo) and others) But I would strongly advise to stay within some of the same communities you mentioned like Storey Lake, Windsor Hills, Championsgate and a few others if cash flow is your goal.

Quote from @Shiloh Lundahl: Goals shift over time.

While it might feel like an extra charge to tenants, these packages often provide value that indirectly benefits the property owner as well—like reduced maintenance calls or ensuring the property is better protected.In my experience managing a large portfolio of properties, these fees are becoming more common due to the thin margins in property management.

Its honestly going to come down to the numbers and what your end goal is?