Is my best bet to sell and use the equity to put towards another investment property, refinance now and then rent it out, or to rent it out and refinance later?

I would bet that the lender quoting you rates at 3.875% couldn't get your loan from start to close in three weeks in order to honor the legally binding contract you entered on the contract. 

Still, they own less than 2% of all U.S. rental homes, according to Green Street.The buying spree amounts to a huge bet that the homeownership rate, which currently is hovering around a five-decade low, will stay low and that rents will continue to rise.

Not sure how you would feel about living in Germantown or Norristown , but those would be your best bet for finding a duplex in your range that cash flows WELL.

The best bet in getting a JV done, in my opinion, is to utilize a high leverage program and bring in a JV partner to fund the small cash outlay that is needed.  

If HQ2 moves somewhere, it’s a pretty safe bet that other companies will too.

Also, another credit union in your area may be a good bet, as oftentimes they have free business accounts.

Your best bet is to see if the person giving you the gift funds would be ok being added to the loan.

I bet my Realtor was happy that he didn't have to take any time out of his day to show a property and STILL got a commission! 

Next house moving forward,  I bet I will be twice careful with tubs/ showers, water system and the likes.