I'm weighing my options.

Aesthetically and from a maintenance standpoint, I would prefer one of the vinyl options over carpet, but I just had to deal with noise complaints that had carpet in the upstairs unit already, so I am nervous to spend the money and install either vinyl option and the sound is even louder than with the carpet. 

No DTIs...It would not work for an owner occupied like the duplex you are looking to house hack, but if you are moving out of your current residence and putting renters in then a DSCR might be a good option for you. 

@Jo Bautista If what @Russell Brazil says is true, then midterm or longterm are your options, and in that case, I'd consider self-managing it. 

Looking at your current scores and income it would not be feasible to rent anywhere in Metro Atlanta or purchase so that option is off the table.

I've been looking at cash-out refi options to put that equity towards purchasing more investment property(ies). 

Another option you could explore is HELOC since you have equity.

What are the options for dividing the proceeds on the sale of a home where 2 owners are “joint tenants” on title (not tenants in common), and it was the primary residence for only one of them?

Credit is 800+.I have ~$120k in an inherited IRA that I could liquidate as well, but would prefer not to if at all possible.House #3 is least priority and could be used to offset the cost of the buyout on #1, but it cashflows so if I can keep it that would be great.I know it's a tough rate climate, but I'm looking for any creative options, and lenders who operate in all three markets that could help streamline the process. 

What are the options I have and any idea on rough cost estimates etc.