I would then take the refi funds and then pay off the hard money loan and recoup the personal investment.How difficult is the refinance process?

How difficult is it to find quality tenants (i know they will be low income typically and have some issues but hopefully you know what i mean) and how long are properties vacant typically?

I also noticed your comment about having difficulty getting financing.  

Sec. 301.7508A-1(d)(1), the term “Affected Taxpayers” generally includes parties that may have difficulty meeting the 45-day identification or 180-day exchange deadlines for any of the following reasons: The relinquished property or the replacement property is located in Presidentially declared disaster area;A party to your transaction has their principal place of business located in a Presidentially declared disaster area.

If they have difficulty getting the coverage, PersonalUmbrella.com does both types of umbrellas. 

Thanks for the reply I think my difficulties would be the down payment in this situation plus tif the don't account for the rent income my W2 job wouldn't qualify for the size loan which is whee I'm stuck at trying to figure out any advice on this would there be a way VI's say a hard lender for the down on the FHA or any other options like mentioned before I'm still very new and learning a lot everyday on how to go about buying property's as an investment

If you are having difficulty with particular properties, shop those around to a few independent agents that represent multiple companies.  

@Lino B.Give what you want to give, if you wish, I wouldn't myself.They sound like they are being difficult, I would fix what you need to for yourself and give notice to vacate due to breach of lease.

But like you said, it can be difficult. I

With respect to comping it, yes I think that may be difficult.  I