@Kristi Johnson see if you can find a HELOC option or find the right deal that covers the higher rate of a refinance.

Subleasing gives the tenant flexibility, freedom, and options and gives the landlord a substantial increase in risk and liability with no financial reward.I enjoy providing property management and real estate information

Are there strategies or options you can recommend to someone like me, who is both just starting out and has limited funds (worst combo ever?)?   

Also, setting up proper banking and other procedures is important if you choose an LLC option (avoiding things that will help an appossing attorney break through the LLC)

I think if you have the ability and time, it's a great option as you are starting out.

With about $680k owed across them all, I have almost $1.2 million of that owed as equity, leaving me about $800k in available equity (assuming 80% LTV option). 

Here are a few options I am considering:1.

To pick the right house, use sites like Zillow, Redfin, and Realtor.com, know what's going on in the local area, and look at loan options like regular bank loans or FHA loans.

They would be able to show you all of your available options i.e.

There is just so much money to be made from this purchase and i don't want to drag my feet and let the opportunity slide by once someone else realizes the cashflow this place makes, and they buy and and i loose the opportunity.So i guess I'm looking for options for help with down payment.