I also indicate other things as well on the lease such as weight limit, pet deposit (which was not collected from the tenant) and monthly pet rent (not collected because I specifically asked the tenant if she had any pets and the answer was no). 

Your options are limited with that much first mortgage debt on the house.

Where this gets tricky is that FHA does have county loan limits. 

Here are the numbers I've calculated  based on 80% refi of all 3 properties, at 30 years, at 5.25%:Item                              Current                 Post-RefiCash available         $        0                   $300,000 +/- Cash Flow/Year       $   65,000              $  52,000 +/- Re-invest $300k from Cash out as 20% DP on more properties (there's an even better way than this too)& using the same ratios of ARV to NCF, you could increase your NCF an added:  $78,000/year; to $ 130,000/yearYou are sitting on a Gold Mine here, and you're thinking like a "homeowner"...not an investor...although you're not alone.Your Options:  Limited by the maximum Cash Flow from existing properties after complete payoff Max CF/Year                                                                                    =  $   95kCost to do this (pay off all mortgages using your cash)          =  $  456kNet result                                                                                        = - $ 361K  (that's a loss)REFI ALL Option:  Limited by ???????                                                                                                             

The beauty of Seller financing is that you are not limited by convention, but rather are limited to what you can negotiate.

It also limits how often you can claim this exclusion to once every 5 years (instead of 2).However, it is politics so who knows if the tax reform bill will become law.

At what point is it legal for me to change the locks and start cleaning the place up so I can start to recoup my losses.

I would talk to your CPA first.I have bought at year end to decrease my liability and or increase my passive loss from year to year..

Or is the rental season very limited?  

Due to heloc and high HOA, renting out at $1,500 would result in a loss.