Starting all over from scratch... my gray hair is turning back black....LOL.   

Start with these three key points:Current SituationAssess your current or expected capital and credit within a realistic timeframe.

I know I already mentioned this, but @Mordy Chaimovitz...If you can get by with lower cash flow and invest for the long-term generational wealth (aka appreciation) in nice neighborhoods, that is the way to go, but it's tough to get by at times -- at least it is for me.Just know everyone's situation is different, and you should do what is best for your specific circumstances!

If you are willing to entertain areas outside Gainesville, you should look into areas like South Fulton, Forest Park ( lots of lower priced inventory) Jonesboro, and College Park to name a few.

From my understanding, it might be more advantageous to refinance as a rental property at a lower LTV with income from two units, rather than as owner-occupied at a higher LTV with only one rental income considered.

Quote from @Will Almand: I have started reading about doing a cost seg analysis but am not 100% sure if I should do one or not. 

Quote from @Spencer Ware: Looking to start expanding portfolio.  

For investors, the current market presents a mixed bag: while short-term rental income may be lower, Miami remains a strong market for long-term growth as affordability attracts more tenants.What’s your take on Miami’s rental market?

I think you'll be hard pressed to get an ARV of $140k IMO...I'd expect something around $115k or lower.

Have your agent start to look for properties that will do the 1031 now.See my comments in recent post.