My question is how do I cash out refinance without the constant hits on my credit and how soon can I cash out refinance ?

@Mark McGuire I would think through whether you really "need" that 18k back. 18k is not that much in the grand scheme of things, and the cost to do a re-fi to get access to that capital would probably be around 4k or so.

@JD AltobelloHey, JD Thanks for reaching out, yes I am seeking out that property similar to the Davis square, Porter square or even that Harvard square type of area that is similar to RI.I love that stability of constant need for housing in college areas.

In DC its typically ceiling height and the front access that are issues. 

You would always be able to take it back out and access it again for investing purposes.   

Decide how much money you have access to, & the zip codes, city or state you want to focus on.

The issue is i don't know who is holding escrow all I know is she is looking for a condo because the sale is closing soon.it is a cash buyer who contacted me to set up an appointment  the buyer denied access because they felt ill, the buyer decided to knock on the door anyways and thats when things began between them.

Assuming I can refinance to a 30 year fixed loan here are my numbers.ARV = $270,00070% LTV = $189,000DEBT:Debt Constant of 4.8% loan ($189,000) = 6.3%Monthly P&I @ 6.3% = ($11,907 / 12 = $992)EXPENSES:Less Vacancy & Collection @ 10% = $285Property Taxes (Monthly) = ($1,405 / 12 = $117)Insurance (Rough Estimate) = $1,200 / 12 = $100)CAPEX @ 12% Gross Rent = $342Maintenance @ 12% Gross Rent = $342Water/Sewage = $200Lawn Care = $125Property Management @ 10% Gross Rent = $285TOTAL MONTHLY EXPENSES = $1,796DEBT + EXPENSES = $2,788Cash Flow = $62My goal is to cash flow $100 per a door but this market is getting tougher and tougher to find deals. 

Wondering if we keep the properties, will it result in more of a loss in the long run with constant outgoings for repairs and empty properties.

Will depend of course on what you have access to with regards to getting that experience.