You don't want a caller to feel like they rolled into a sales pitch.

I started working with some agent for refi and i might be able to get pre qualification. 

And I'll close with two suggestions: Go ahead and get pre-approved for the financing.

Just a slight correction, in Arizona you cannot take online RE courses for your pre-license education requirement, courses have to be "in-classroom." 

Thankfully in our early days of investing (pre-BP), we took advice from an investor to build in the cost of management to the financial budgets!

As always, that is the first step: get pre-approved so that you know your price range, then you can figure out where.

So stop, drop and roll up your sleeves.

What is your total rent roll? 

On the flip side, if we keep plugging away and sell the house we could then save the mortgage payment and roll it into the down payment for an out-of-state property, which cash flows but likely will not appreciate. 

@Ryan Busk I, too spent some time in Wenatchee growing up (6 years back in the 60's -pre McDonalds!)