The 'new' debt service coverage ratio (DSCR) based rental refinance loans were designed exactly for your plan.

with a set of questions asking about their investing habits, their frustrations with investing and doing market research to find out more and refine your plan. 

Rental comps in the area are around $900-$950.My expenses before the cash out refinance will be minimal.

What are some good banks with lower fees to refinance in philadelphia?

If I'm able to split the parcel and sell 35-40 acres, can I 1031 exchange the sale and put it towards the refinance of the acres I plan to hold?

I am either thinking about selling my current home that has about $60K of equity in it and move into a large duplex, or do a cash out refinance to fund and investment property.

Maybe if you've done 50 deals and they know you are safe, but as a newer investor there are no ways to do this in the real world.In the day before the GFC this is how all OOS turn key worked:WEst coast marketing companies would get buyers  ( these folks are still in business as we know)rehabber in the market  Pick any turn key market would find a home that they could buy rehab and sell at 65% ARV  which today pretty tough but in those days my company did close to 2000 of them as the A and D lender.So we would require ONLY 1k down from the borrower  ( so not no money down but pretty close)  I would fund the purchase and rehab the rehaber in the market  say Detroit Chicago Memphis Jackson KC Indy those were all my markets. would do the rehab and once it was done they would do a refinance now my LA based buyer was already pre approved for the take out ( REFI) Just subject to a 442.. we routinely spun these deals in 90 to 110 days start to finish.. the LA based buyer would then do a 75% cash out refi and pay me off  and they would normally pocket about 5 to 8k in cash that was to be used for reserves.. so no money down and actually cash out.My flipper made his money the west coast marketing guys got their commish and I made my fee's on the HML..  

Now I am depreciating one set of closing costs and amortizing the other.Should I enter all my closing costs in the 'refinance' section so it gets amortized and if I refinance again I can deduct it immediately and start amortizing the additional expenses?

Are there any banks in Philadelphia that do not charge Origination fee and loan Points fee when you refinance?

Then refinance in a year to pay the loan off.