@Zach Simpson personal loan or HELOC for the necessary cash, hard money lender to fund the remainder, refinance everything back out, pay off both loans, and voila!

Although i have reasonable amount of cash to get this business off the ground, i just struggled to get the numbers to work (ie sufficient cash flow from buy and holds to support my life without a W2 job). 

We will raise 9 months of principle and interest reserves (along with the funds to close and Capex) but I want to have a clear picture of what each month will look like so we can plan for any weak spots up front.I am not an Excel wizard so if anyone has a tool they can share for this type of budgeting that would be spectacular. 

Then utilize the HELOC to help fund the down payment on your second (new) property.

I would not be in the least bit concerned but if you are you should pull out all the equity from the properties.Invest it in a REIT or income fund and it should easily will double the return it is presently earning.  

Protecting their credit score is sufficient motivation for most high credit score tenants to play by your standard lease rules.Low income tenants are playing by different rules.

I'd assume they will require EM via wire transfer and proof of funds as well.  

Even with forced appreciation through rehab, it’d be difficult and you’d have to fund it yourself. 

I would take a look at your management agreement there may be a termination clause and possibly termination fee I would also take a look and see if there is a 30 day notice required I think probably something in writing should be sufficient but again verified by looking at your contract 

., including things like the reserve fund for each property that's just sitting there, amortized cost of legal, accounting, insurance, etc. for the overall business, inspection, loan fees, closing costs, rehab, holding costs, etc.).