If you really have no outs, then the comment above about seeking out other financing sources is probably the right answer.

You could write penalties into your lease, but would you really expect your tenants to be held accountable?

Seeking a mid-size operator who is city-wide/regional and is comfortable taking on value-add opportunities. 

I am talking with my bank to refi my primary residence, but my commercial mortgages have prepayment penalties and are set by my bank's internal interest rate floors, since they are balance sheet loans, fed rates won't bring them any lower.My HELOCs are lower now, but nothing I can or will be doing with those, as they will always remain floating, so there is no benefit at this point.

I am seeking a good cpa or enrolled agent in the LA or greater LA area that I can contact in regards to rental properties and maximizing deductions, calculating expenses using different strategies (i.e brrrr, barrr, flip, etc.) and someone I can seek advice from. 

Do you have any prepayment penalties on the commercial loans?

@Christian SmithWhile of course you should seek advice from professional attorney and CPA, it all sort of depends... 

I live in Richmond, VA and am currently looking for deals all over the state, but I have and will in the future be seeking properties out of state as well.My business model is primarily raw land, although I've sold a couple houses. 

I'm looking for confirmation on whether the home needs to be your primary residence for the first home owner's $10,000 exemption to the 10% early withdrawal penalty?

More affluent areas are going to be difficult to see positive returns but the total return, cashflow, tax savings, equity build and appreciation all combine and depending upon what you are seeking, areas to buy are pretty straightforward.