That tax check would eat up a lot of the benefit.Only owing $60K may not be a positive for you. 

Should we spread our eggs in multiple baskets or be happy with what we have?

Treatment will need to be multiple times, because the eggs will hatch after the initial treatment, and you have bedbugs again!

I work full time in providence and have wayyyy to many student loans to pay back which will eat a bulk of my income that’s why I’m heading down the route of a multi family house.

I just don't want this way of funding to eat up my credit scoreThanks in advance for your advice guys.

Plus, a reasonable vacancy followed by a higher rent isn't as bad as one might think.Think of it like this: $750 rent bumped to $950 ($200 extra) means you can "eat" about 1.6 months of vacancy per year and still come out even financially compared to bumping only $100. 

It hasn’t been cash flowing because we had a prop mgmt company eating up our profits.

If my wife changes jobs we have to repay the $30k immediately or eat the taxes and penalty ($12k loss, OUCH).

In a reverse exchange the 1031 intermediary takes title to your new property in a special entity called the "Exchange Accommodating Title Holder" (EAT). 

The $800k nest egg, my plans are to NOT touch the principal, but just take $3000 in mo dividends.