It was always just a screening rule, and never took into account the complexity of the underlying costs.I'll BRRRR anything if I can break even on rent once I've refinanced. 

After refinancing we were able to achieve $628 per month.

With a 0% down VA loan and now a property value of $650K (+) we have refinanced a few times to get locked into a 2.25% sometime in 2021 and are now enjoying all the benefits of dealing with some long distance property management.

Plus if you bought with all cash from the proceeds of the sale you would be trading down in asset value quite a bit.Depending on the refi rate you could consider keeping this and refinancing it to pull some cash out which you could use as a down payment on another property.Just some thoughts, hope they help the issue with the refi is those rates at the new loan if i do a 75% LTV will almost overcome the cash flow its producing now and basically get to a break even point.

Cons: Violates FHA terms (due-on-sale clause), risking loan acceleration; makes refinancing and insurance more complex and costly.For now, keeping the FHA-financed property in your name is safest.

I suspect because some are struggling with liquidity since  they are holding loans longer than anticipated because their borrowers are having difficulty refinancing off their books.  

Tenant Stability: If tenants are renewing, lenders may offer better terms, so clarify lease renewal terms.Credit Profile & Cash Flow Goals: These will help in finding lenders who specialize in retail with flexible refinancing options.

If you find a good deal, you can pull cash out after refinancing, which allows you to scale quickly and reinvest.

Also yes, cash out refinancing is an option you can use to acquire the next multi family.

This property can be refinanced at any time you feel is right after the 1031 exchange is complete to buy other property or access funds for any reason.