Since you are asking about "a property that has an above garage living space" I think a you may have a distinct advantage.

I don't see what the advantage of the refi would be...A range of rent between $600-1100 per month in a 4-unit is a bit staggering...

I will be doing a short term rental (3-6mo) in my primary residence while living with my gf at her placeShould I open an LLC for tax advantage purposes?

If so that advantage makes it worth staying local.

The term leverage means "to gain advantage", meaning you can acquire a rental property using only a down payment.

His Dad had some health issues and had a tenant in the property that was taking advantage of the situation.

@Wil Taylor I would probably sell the primary residence and take advantage of all that equity!

So, the only real advantage is that you know you are gaining equity as its paid down, but you cannot control by how much because of the market appreciation (or depreciation).Cash-Flow is king!

I found a pretty sweet deal where I have a competitive advantage due to my job, it's more like a flip but I want to hold it at least until year 4. 

I found a pretty sweet deal where I have a competitive advantage due to my job, it's more like a flip but I want to hold it at least until year 4.