It should be noted I am pretty close to hitting the 20% equity mark to drop the PMI, which would obviously help with the cash flow.With that said, my question is at the refinance.

My question is how do I cash out refinance without the constant hits on my credit and how soon can I cash out refinance ?

Once the tenant is late, hit them with a stiff late fee.

They are just doing their job responding to the complaints, so treat them with respect.You hit the nail on the head.  

They had major issues with lead times and hitting their deliveries which was annoying, but we have also experienced an issue with the large sliding window in our master bedroom (seems a seal exposure/draft issue) already within a year or so.So I won't be buying Crestline again, maybe not fair but that's my data point...

We did get the property remodeled and turned around just in time for the oil boom to hit, which nobody saw coming.

Once you have what hits your goals towards your vision you can work on a debt reduction plan.  

This will provide the cash flow without the penalties and all-at-once tax hit, and I can still invest it in more properties and/or mortgage paydown, and hopefully arrive at a similar early retirement.

We made an offer and it "hit the mark" for an offer that would cancel the "call for offers."

Unit mix is 3x 1Bd 1Ba, 1x 2Bd 1Ba, and 1x efficiency 1Bd 1Ba.