We'd like to refinance to a 30-year (to aid cash flow), pay off the HELOC and HE loan ($70K), and pull cash out of the deal for a down payment on another investment property.

Seeking info to aide search and education only, not asking for a deal. 

A properly set up RTO with a properly vetted tenant/buyer is the closest thing to truly passive cash flow I've ever found.

If you must get valley contractors to complete the work you will be charged a premium for travel time both to the project and to the building supply store's, which the closest available stores are in Casa Grande...

Bonus question: 😁FAFSA (federal student aid application) excludes balances of 401K and IRA, so if the real estate bought and rented out by SDIRA were an asset of the SDIRA, I am hoping the asset would then be excluded from the FAFSA calculation.

I’m currently unemployed but i recieve financial aid to pay for college.

I don't know of any CPA who is local to you to recommend, the closest would be @Natalie Kolodij who is based in the Seattle area.

Lots of investors can't justify the numbers in NY, NJ, and even Boston, so they look at the next closest thing - and here we are! 

I suspect there are free legal aid attorneys for tenants.

FYI there's also a burger store across the street (Carr's Drive In) that is a drive in from the '50s with a HUGE lot and I was thinking he could lease the 5 closest parking spots to his property if necessary. 3.