My rental price has been all over the place because we used to include utilities and have changed lease terms.

Negotiations were conducted efficiently, securing the property for $100,000 with favorable terms.

Looking for long-term conventional refinance (potentially cash-out) for a SFH.

That means a higher rate and less favorable terms. 

Has anyone referred to the terms of the lease?

We actually rented the unit back to the existing tenants for as long as they wanted to stay because we didn’t have to do anything to the unit to start generating income.  

I'm particularly passionate about long term rental and fix and flip.Outside of real estate, I enjoy watching sports, I am an insurance broker.Excited to learn and connect with you all!

You should not be relying on an appraisal to determine what you can sell a flip for.You should be doing your own research and coming to a conclusion of what you believe it will sell for, how long that sale will take, what concessions are likely in that sale, and what type of marketing it will take to achieve that value.

So if you say got a 2-family in one of these towns, you could live in one side and then short- or mid-term rent the other side and max your income out there to pay down your mortgage.

In state you could live in the property which would be easier to get a loan and most likely better terms, keyword "most likely."