If you decide to go the mortgage/cash split it keep you cash fluid and puts you in a better position to have cash on hand for assets and reserves.

Yeah, if you have an office to put the VTM do it for sure. 

Since you plan to put that money into another property, I recommend a refi. 

Assuming you are able to save this cash what is going to change in the next 2-3 months of not making payments that is going to put yourself in a much better financial state. 

You can buy a Vacation home out of the state and only need to put 10% down. 

I put that in quotes because the times listed are in the evening and another in Fairfax, VA. 

4) Poor Property Management - Where do you think a turnkey provider will put their best staff, on selling properties and making $5k+/transaction or on property management and making $80/month transactions?

Are you thinking of putting sparkly hearts on the document to demonstrate your creativity, is your pain point the down payment and you're trying to navigate that with seller financing, is the issue that the in-place tenants aren't paying rent? 

I assume that an investor would put a lien on my real estate for security, which is understandable.

Quote from @Alex Longinidis: Well, you have seven posts so that puts you ahead of a lot of people!