I would appreciate references to experienced professionals (architects, arborists, GC, surveyors etc.) who can help me negotiate and get permits for a short plat in Bellevue, WA. 

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. 

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

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.

They might know programs that can help fill the gaps!

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

Have you looked into Free leads, like Foreclosure sales, Bankruptcy Filings, Divorce Filings, these are all places you can find leads for free by doing a little work yourself.If you want to fix and flip or buy and hold any properties, we can fund up to 90% of the purchase price, and our rental rates start at 5.3%.Hope this helps.

Thanks everyone for the great replies, very helpful.

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Where can I find a coach that will help me figure out what I should be focusing on in my real estate investing journey?