Just don't force the shoe to fit, you will definitely grab one with how active you're going at this and that's all it takes. 

I've been in your shoes as I'm an investor & broker in NYC - please reach out to me directly if you'd like to chat, happy to at least point you in the right direction and give me $0.02. 

:My main goal is to create more cash flow, so if you were in my shoes, would you try for the 3rd deal using a cash out re-fi on either of my two current rentals, if that that 3rd deal's numbers look like this? 

This is not exactly what you have planned, but if I were in your shoes, I would convert a retirement account (IRA / 401K) to be self directed and become a private/relationship lender.

Bar equipment balls, lanes shoes, and stuff would not count in the 1031 exchange.

If I were in your shoes and hadn't bought furniture yet, I would avoid doing MTR.  

To the seasoned investors out there, what would your first move be if you were in my shoes?

You will spend an hour going to the store to try on a pair of $100 shoes, spend the time and effort when you are spending $25-$50k.

I don’t know what else to do.I’m afraid I am over-leveraged.What would you do in my shoes?

If I was in the sellers shoes, absolutely no way that I would risk Subto.