It's one thing to fill the vacancy, but it is another thing to get a quality who is committed to staying at your property by paying on time and not put you in any uncomfortable position.  

Christian, first off, I want to acknowledge your determination—you’ve stuck with this even through the tough times, and that speaks volumes about your commitment.

One concern I have is knowing when and how I should go about refinancing an FHA loan.The reason for an FHA loan is because though I have enough for a down payment I am not ready to commit all of it.

These types of loans typically require at least a 10-20% down payment, as lenders want to see that you’re financially committed to the project.There are ways to get creative but they still require some form of skin in the game. 

And any that ask for any kind of commitment fee up front thats a fake lender.. two big national lenders are Kiavi and Lima one these are direct you can start there and they are very transparent with what kind of experince you need and pricing. this is what market pricing will be..

I receive emails from them frequently, but I have not had time to really go back and try it again. 

So you are openly stating that you want to commit loan fraud.

But you'll also have a bank attorney fee, your attorney's fee, a commitment fee (sometimes equivalent to anywhere between .25% to 1%, appraisal fee, environmental fee. 

It seems like the best fit for your situation—less time commitment, steady growth, and manageable risk.

I'm not 100% committed either way between the income benefits of multifamily vs. the reduced headaches of SFH tenants.