Richmond continues to be a fantastic market, and a good duplex is one of the few ways to still attain cash flow, considering current prices and interest rates. 

In the last 12 months, my company (LLC, sole owner) did over 1.2m in revenue, and i have cash to put a good % LTV down.  

I do have cash flow from my current job however, I am recently married and about to become a dad in a couple of months.

Yes, it's a benefit for me as well, but it's an opportunity for them to put lazy cash to work.

I am looking at more LTR of SF, MF or commercial properties in markets that cash flow well.

I believe your monthly payment is likely up around 50% from the same time a year ago but the amount you can charge for an STR night hasn't increased nearly that much. 

Over the years I picked business degrees, real estate license, tax preparation training, loan officer licensing and training, investment / CFP training and it is all tied together in one big connected body of knowledge that emphasizes appreciation, debt pay down, cash flow, and tax write-offs...  

Around here a lot of landlords offer section 8 tenants $300 cash when they move in with $0 security deposit.

They paid full market value (or more), they paid cash and closed in two weeks, so if you own some houses and you want to sell them, they'll be a good buyer for you.Now, if you are looking to do very large multifamily deals, that's a different story, but I'm not thinking that is the direction you are suggesting.

Would I still be able to cash out refinance the 25% DP I put down (assuming lender does 75% LTV cash out refinances)?