I have every confidence that I will make more on that money than 1% over conventional terms (just to be clear to the moderators, this is not a solicitation as much as it is to show why it is silly for the OP to not extract out to the max LTV allowed by the refi - I expect there is zero chance for the OP to take me up on this offer :=)).Convention loan terms are so low it is basically free money. 

Once the she eliminated the disruptive inmates (she inherited), managing it via social media & Venmo became the norm, (she also travels a lot with her real JOB).

There are a lot of transaction costs behind selling the property and if you're confident you can refi and still rent it to quality tenants for less than your PITIA then the risk isn't even that high.

@Jeff WhiteThat gave me a lot of confidence to hear you say that.I’m currently under contract on a 6bd househack for around that price point and plan to rent the rooms out individually.

I found it helps to have it in your back pocket that you could always do more of the work, it is not ideal, but I found it really helped get my confidence over the hump to get a deal.

Our long term goals would be to use each property to finance the next, and make enough monthly to be able to travel.

That education will give you the confidence that you need to complete the project in a timely manner at a cost that you can adequately estimate.

I have read all of the bigger pockets books, and I feel confident calculating the renovation costs, but it seems like I spend so much time looking around to calculate each potential properties ARV based off the comps.

However, with a mixed use, I am not confident that FHA would see that the same way. 

My agent knew what the other houses next door went for (by the same seller) so he was confident they would accept the offer.