Yes, discounting the rent for a person for their eyes and ears on the property is worth it's wait in gold- but make sure you choose the right person, not necessarily the person that talks the most! 

You have family that has worked hard and struck gold in the Bay area.

Gold fixtures are making a comeback and they look great paired with light green or light blue accentsFor example in your bathroom gold fixtures, light floors, and maybe a niche and small hint of light blue. 

The first 699 E Gold Dust, San Tan Valley AZ comps around 375K and I purchased for 393K so I'm lost about 18K equity by purchasing.

Maybe even a 7th bedroom /w bath by converting part of the garage.That kind of modification might hurt the resale appeal to a future owner-occupier, but let me tell you, it's STR gold. 

Now if he gets you by the hand and shows you how to buy with no cash and credit, and you are able to buy, then his snake oil is worth it weights in gold, but he will have many excuses his business is selling snake oil not real estate.

I've been here 14 years and have seen the site ebb and flow, occasionally being taken over by over bearing folks with a gold star in their title.

Is this possible for a cash out refinance or rate term on 2 investment properties on the same loan that need to be refinanced and separated, or is this a unicorn by a rainbow sitting next to a pot of gold?

this is gold!   

It is not easy to find good PM's but when you do they are worht their weight in gold and when you have a bad one you just want to sell the property instead of firing them.