I’m pretty excited that, even with all of these hurdles ($30+K over in rehabs + $15k roof replacement), at the end of the day, when rented out, I can still call this house an asset.

I would suggest researching what market you wish to invest in and also which asset class or strategy (multi-family, retail space, self storage etc.).

We also do Asset management for our of state/country investors.

So for some, owning an asset that produces $100 - $200 per month in cash flow with no initial investment is fantastic. 

Very possible you can get the refi done with only the cost of the credit report and appraisal with how long you've lived thereStay in your current residence and take your time to find the best 2-4 unit property you can find and buy it with an FHA loan (203k if it needs repairs) The $100K you have in assets should be enough to cover the closing costs and down payment for the new purchase.

Personal Capital is a good app for managing all of your different bank accounts, credit card accounts & assets to track your net worth.

I like hard assets right now- In the words of Robert Kiyosaki, “Silver, atomic number 47.

With the information you have gave me, I'd say the 5% down with PMI is the best option, as you get to avoid the higher interest on the 401k loan and the marginally higher interest on the cash-out refi, and you get preserve more of your liquid assets.

If you want to defer payment of the tax on the gain of your sale through a 1031 exchange you're going to need to either purchase more real estate (either wholly or partially owned), or a DST (delaware statutory trust) that @Mark Creason mentioned.The problem with a REIT is that you are purchasing shares of a company that owns many real estate assets and not purchasing actual real estate. 

Matthew, Diligent Asset Network, LLC.