Since you've likely built a lot of equity, cash out refinance would allow you to put a down payment on a new property while keeping the cash flow from this one.

You just spent them, and purchase of real estate isn't a deduction by itself.Also, I don't believe you can do a 1031 exchange from the sale of a business, so you can't defer the tax in that manner.In terms of how to invest next.. 

Nathan Build a floorplan or style of property that allows for this to happen. this is just development. buying land, entitling it, building a single or multi (most the time multifamily) and refinance equity out.

If you are allowing dogs - make sure the tenant's renters policy does not have exclusions for dog bite and/or dog breed. 

The current lender on the property is willing to allow us to do a wrap around.  

There are meetups here that allow for networking with wholesalers and others in the investor space here. 

Townhome is newer but you own less in terms of the land sqft + higher chances of having HOA vs SFH where you own more of the land and more opportunities to build ADU/DADU if the state/county allows it. 

@Edwin Saldivar  We have a no seasoning product for non-owner occupied property that would allow you to pull cash out based on the new value.

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

They will pay high prices to meet needs that are not income producing - they are shopping for a different product that is provided from the same stock that our income properties come from.2. having deep enough knowledge of the neighborhoods to allow us to recognize a good deal takes a lot of time.