If we were to buy something in Lake Nona, it would obviously not cash flow as we would have her move in and essentially just help a bit with the mortgage, but how is appreciation looking in that market? 

If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee.

We intend to give them the option of moving out or new contract (increased rent to match the market).

Can I apply now and move the refi towards closing or, do I need to wait for the 6 months to pass to apply for the refi?

I moved here from Florida after seeing the projected growth.I can refer you to some lenders local to Columbus who all have great products. 

I worked for a group of real estate investors when i lived in Phoenix Arizona for about 3 years before having to move closer to my family here in Columbia, SC.

Different exit time-frames, people missing payments for mortgage and taxes, who pays for repairs, what happens if someone moves, what happens if their life situation changes. 

But the next step from here is to get a few GC estimates and move forward with one of these (be wary of them overpromising) 

Lots of jobs, number one place people are moving to from the bay area.

If you price the property correctly you should be able to move it.