Yes, the rates are quite a bit higher than traditional banks.

I'm not a fan of traditional education and career path, though I know it's a well worn one.

Lastly, I wouldn't sell your house as there really isn't a better situation you can get yourself into from traditional means.  

At current vacancy rates ($9,866 monthly gross) I will not likely have additional cash flow built up to add equity, so my equity of $104k would be short of the $130k (20% of $650k) needed to refinance with a traditional lender.

In our area they have to do a perc test before installing a septic system and the results determine whether they can install a traditional septic (much cheaper) or a mound system.

There are also other ways to get cashflow through airbnb and short term rentals where a traditional rental would break even before taking appreciation into account.

That model is more of a traditional agent split model, with supporting broker services that are designed specifically for property management.  

We've been doing a lot of research with creative methods with little down and non-traditional financing options... 

I was initially heavily committed to traditional investing.

Do a search.With a SDIRA you'll be able to invest in non traditional investments.