@Robert Dunbar Your best bet is probably speaking with local brokers to get a sense of the ARV.A cash-out refinance may be possible, but as @Jack Mawer pointed out, most lenders like to see some seasoning, and seasoning requirements will vary across lenders.

I bet most of the "sell and get out" crowd doesnt play in CA let alone SD. 

You make no mention of any cash flow numbers, but I bet you think you are actually getting good cash flow because you have no debt...and you'd be wrong. 

Were I a gambling man, and could find somebody to take me up, I'd bet on another extension.I doubt I could find anybody to bet the other way though, so it's probably just as well I'm not a gambling man.

I bet there are people in your area who house hack by renting a portion of their primary residence to help pay the mortgage! 

Money is tightening up anywhere (I read something about bonds being pretty lucrative right now, safer bet).

A small local bank or credit union will likely be your best bet for a HELOC on an investment property.

If you have already purchased the property with cash, speaking with lenders about delayed financing or looking for private money to fund the rehab might be your best bet.

Hey Anthony, house hacking is probably your best bet here.

I don't see a reason investors would exchange a primary but I bet there's a fun strategy to do so.