Looking for the best advice on an assistant for low cost as im trying to pay the IRS from last year and pay down dept to utilize bank funds more often.

Because you could house hack a multifamily property and probably get the most bang for your buck utilizing a VA loan.

You should never take on debt if you have no plan for how to utilize it.

Are we making the right decision by trying to utilizing the equity in our primary or going about this all wrong?

Taxes are 869/yr, utilities paid by tenants, insurance (approximating 500).  

No, there shouldn't be a rooster at the property that attacks the appraiser, and yes the utilities should be on and functional when the appraiser shows up.

@Francis Morris, I like the following sites for market metrics like the one's you mentioned:Berkadia.comMarcus and MillichapCBRECensus.gov (specifically factfinder.census.gov and utilizing the guided search feature)The Marcus/Millichap and CBRE also have a property search feature where you can look at OM's for listed properties.  

What system(s) are being utilized to manage these opportunities? 

If you can negotiate the right combination of property price, term of option, and consideration payment you will give the seller, you now have the luxury to utilize the 'time' you have bought with the option to find the highest and best use for the property.So why give up a non-refundable consideration to the seller, when there are those that simply negotiate a $500 or so refundable deposit on a straight purchase and sale agreement? 

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