Of course this is my first time so I'm not an expert by any means just trying to get a sense of what would work and what doesn't.

The rehab on your primary will help with the cash out refi, there will be a new appraisal which should reflect the higher market value. 

I don't normally say this but I wouldn't pay the PM anything unless they fix the entire situation without any of your help.

Many of them are encumbered by a low ltv loan to a friend who helped me get started.

They might know programs that can help fill the gaps!

Hey Everyone, I'm Looking to Connect with Real Estate Professionals in the Philadelphia, Parts of New Jersey, & NYC Areas. I am looking for new place to live but haven't decided on where, looking for something aff...

Real estate can definitely help you build wealth and gain financial freedom.

It costs money to defend against the commission as I hired an attorney help me and it was worth it.The final alternate approach to the PM company is also to threaten and again if no traction is made to contact the state attorney general about their business practices.

Thanks everyone for the great replies, very helpful.

Either become an expert in the niche/market you want to invest in or invest passively alongside an experienced investor (syndications/funds).