Seems the South Florida market is too high now that it makes sense to buy a lot and build, instead of buying an old house and rehab,  I have seen a couple of lots at a good price in an up and coming location. 

yes I feel investing in CA just simply doesn't make sense unless I go in on a syndicate but I would like to use leverage OSS so I can scale properly.

Makes zero sense.......Are there landlords that stupid and slimy?....

Even the commercial - I don't see your amounts but even if wholely owned commercial is out of the question there are ways to get into a fractional ownership of the same type product.I'm sensing that for you it would be better to evaluate them in light of the following1.

Spend a little money and get the docs reviewed, if they don't make sense to you.If you're not comfortable with the deal, don't do it. 

. $110/sqft - $130/sqft probably makes sense for a small home like that.

Your privacy doesn’t really make sense since it’s a house hack and your tenant can easily find out if your the owner.

If it makes sense to sell I'd hold it for a year and then sell it and use the money for a 1031 exchange.

Beyond what you had mentioned is there any other reason you could think of that it might not make more sense to refinance?

Thanks for the advice, this makes sense.