I recommend starting out with a house hack

Am I shooting to high?  

It's lender specific, so I'd recommend pursuing the refinance with a lender that doesn't require it in your case.

I'd post the link, but the site won't allow it, I see they've raised the price almost $10k.

In this case, I would recommend that you inform your tenants of the fact that payments made are pulled at 6 PM instead of the usual midnight closing so they should have funds available the day ahead going forward. 

I would recommend either.

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This way, they can continue to receive steady monthly income without the headaches and responsibilities of managing the property themselves.Of course, I always recommend sellers consult with their accountant to fully understand the tax benefits, but many I’ve worked with have found this to be an appealing option.

I recommend 3-12 months of expenses, but other investors will tell you that's too conservative, and others will have more. 2.

Bigger Pockets is a great place for education and networking and is full of great content.I recommend that you check out the following resources:1.