We also have a couple of larger projects looming such as a retention wall (we are on a canal with ocean access), a new driveway, and completion of a fence.

What I would do is pull a HELOC on your personal house to have access to quick capital on houses you intend to BRRRR.

I haven't picked a particular part of Delaware to build yet but I don't want to build in a area that is to rural, as I want the location to be accessible but in a nice area.

I have also thought about selling so I can gain access to the 20% I would have to leave in the cash out refi.

Too many potential issues to make it worthwhile.You could try to hire an agent just to get access to their handyman - understanding you may not want to trust them with any screening.

@Trent Lee how did the tenant access the property after they were evicted?

I really like the alerts feature that can quickly guide you to current topics that may be of interest: http://www.biggerpockets.com/alertsThere are a few self-contained guides that you can access here: https://www.biggerpockets.com/guides

How can I access these files ??

Lack of egress, smoke detectors, ceiling heights, access to furnace boiler, etc so many things that can cause issues.You are asking about whether you should do a lease already sounds like you are trying to avoid an issue by saying there is no lease.  

It's right in a downtown area that is desirable and accessible to a growing community.