VA loans are the only loans that allow this, and there is no rate penalty for it no longer being your primary home.With that in mind, you could do a cash out refinance today at a higher rate than current market rates which will create profit on the loan, we can take that profit to pay for your closing costs.

Currently there is plastic sheeting covering the hole in the ceiling, about 4'x4'. 

I don't currently have any investment properties, but will likely work with a turn-key property managment in the Memphis/Little Rock area.My goal is to build a good cash-flow portfolio to ease into retirement. 

If your goal is day-one cash flow, the current high interest rates will make it very difficult.

I currently own a 3/2 ranch home with about 100k in equity and have 100k in liquidity.

I currently have a portfolio of SFH in Indiana and will always jump on a good deal for a SFH but I have been considering scaling up into multifamily commercial real estate (apartments, etc.)

Quote from @Gabriel Williams: Been listening to BP for several years and I’m currently working on our 5th deal.

I'd really hate to sell my current home with such a good rate.

This way, your current rental stays a cash-flowing asset while providing leverage to grow your portfolio.

Current balance of loan is around $380k.