My fear is doing the refi and not being able to find a good cash flowing property or not getting a tenant quick enough and being stuck with a double payment that I couldn’t afford. 

@Matt Roberts Let me know any questions you have or if you just want to have a quick convo on what you are working on and looking for. 

It adds up quickly. 

I have learned that deals are coming to quickly to try and figure out every little detail as I go.

Search the site it is full of ways to make deals happen. a quick listPre ForeclosureForclosure auctionsREOtax saleMLSFSBOWholesalersdirect mailProbate/estatesvacant housesA lot of my deals are bought and sold at auctions. 

@Dan Bryskin, thanks for the encouragements.

As a PM I return calls/emails as quickly as possible or at least say "I'm really busy at the moment I'll call in X time".In any event, acknowledging the contact at a minimum.

Either way, you will likely need to price your current home pretty aggressively to make sure it sells fairly quickly as you are under contract to purchase. 

Definitely recommend you run the numbers and a quick way to do so before you get too deep and waste alot of time is to write down this:Purchase Price Cash to Close Rent-------------------- Property Tax per monthInsurance per month HOA Mortgage Vacancy (x%) Repairs (x%) Property Mgmt (x%) Total Expenses: XThen find out your cash flow INCOME - EXPENSESCap Rate NET ANNUAL -MORTGAGE ANNUAL / PURCHASE PRICECash on Cash Return NET ANNUAL +MORTGAGE ANNUAL / PURCHASE PRICETakes like 10 to 15 mins to evaluate the numbers.

I encourage you to reprogram your thoughts first, then you will be able to see the other  possibilities as I do now.