But sometimes, that constant bombardment of discounts/freebies coupled with everything I go through on a daily basis, is like death from a thousand small cuts.But would I really want to take those things away from people who risk their lives for others, even though it can feel hurtful to me and others? 

You will need to go speaker to the planners office and see if your project is even feasible with the current zoning.

Is this even a good deal or should I keep looking for more cashout refi options? 

You may even be able to get one at 0% interest for 12 months!

Rough estimate is with the new loan it would break even cash flow wise for now.

The bed isn’t even made, the fridge and freezer are absolutely full of food.

Many I’m seeing have beautiful work but aren’t even licensed with the state.

Sometimes you just find people who don’t understand even the basics. 

But, over the past 3 months we might have peaked and we have even saw a slight decline in inventory.

Even with an FHA, the work needed can creep upwards of similar or more than the closing costs, so you're looking at doubling your cost to own a multi-family property.