I personally wouldn't buy a condo as an investment property unless you don't have a primary residence and plan to house hack it (e.g. buy a 2 bedroom and live in the unit and rent out the other bedroom).

As well as another property in Santa Clara Co, a great duplex. 

I’ve received some very favorable estimates in cost and timeline for the plans I had created. 

We can talk about this at the meetup on WED, but you are positioned well with what you have so don't rush it.

Since being an agent I have learned so much about investing, found local mentors, as well as finding BP! 

Did I mention getting an attorney to help you through the due-dilligence - it's money well spent !

Plan to eventually cash out refinance with conventional loan in 12 months, but looking to get out of my hard money situation to save on holding costs.

There is a classifieds sections.Outside of BP, there can be local host meetups, network with property managers in your market, as well as marketing yourself on Thumbtack, FB Classifieds, etc.Best of luck!

Well if you back the moving truck up the day you close you will have a tough time proving that you bought it with the intent of holding for investment use. 

It is a great estate planning tool.