It states that the deposit will be "paid before move in" To this effect the tenant could pay the day before move in leaving me waiting weeks with the threat of them backing out at the last minute. 

The rate and the points associated any given rate down are not a direct correlation.For starters, as others have mentioned: point = %. 1 point = 1% 2 points = 2% 3 points = 3% and so on.

Can't wait for this!

My W2 is an issue because I am a contractor at a tech company waiting to see if they will hire me full-time.

@Doug Davis Great advice from @Russell Brazil as there are many would be buyers who waited around looking for a "deal" and ended up not buying and missing out on 100s of thousands in appreciation and worst of all getting priced out of the market completely due to simultaneous price and rate escalation

And when you account for appreciation that doesn't appear to be changing in the next few years, you could lose more by waiting a year for the "best deal" instead of paying $10-$20k more right now and starting to save from your house-hacking venture. 

You didn't mention if those funds are from a residential real estate rental or commercial.  3) Shameless plug for Tampa: you will definitely find higher cap rates in cheaper places. 

Would I be better off waiting until the 6 month mark or later to do the refi?

I was checking my ADU permit and noticed there are 2 different sq ft mentioned with 2 different date i.e on in the original permit and one in the new address. 

But, depending on loan to value and credit should be able to do much better then 10.24%.And the 10 number you mention is only for conventional loans.