My plan this year is to get rid of most or all debt (Also listened to Total Money Makeover) and move into something bigger for my growing family.

If this is the only thing she's ever complained about (or all her other complaints were valid) I'd buy a new broiler pan and would show up with an oven thermometer to show her that the oven works well (and if the thermometer shows it's not heating properly I'd have it fixed or buy a nice used one if it was a C-Class property and if it was a A or B-Class property I'd probably buy a new one). 

If you answered no to any or all of these questions then I would suggest learning some more or participating in a syndication deal with some people that know what they are doing.

You don't think in either case, they would want some or all the money? 

Make sure each deal you improve parts or all of your process and you'll be able to find an efficient way to identify, qualify, finance, acquire, and manage your deals.Find a way to get your first deal with the resources and network you currently have and through experience you'll expand your knowledge, skills, resources, and network as you go.

My situation:* bought a SFH for $250k as my primary in Portland, OR in 2002* moved to LA in 2006 and turned it into a rental (the home is still in my name, not an LLC)* been renting in LA since my move* want to purchase a primary residenceThe plan:* refi my rental (I'm on an adjustable @ 5% right now)* cash out $150k @ 4% for 30 years (home is worth $550 now)* use part or all of the $150k for a down payment on a primary residence in CA or NV* secure a 30 year fixed rate mortgage on the new home* get back into a home of my ownAny issues with using a cash-out refi on an investment property for a down payment on a primary residence?

I actually really like the second option that Joe has proposed but more so than anything, check with your local state laws - follow your end of lease process (walkthrough, assess damages, etc) and figure out whether the full deposit will be returned, a portion will be retained or all of it will be retained based on damages.

If you don't want all of the tenants to leave immediately or all at once, I think your Realtor's advise should be brought up and challenged. 

I also am playing around with the idea of making a 3rd bedroom in one or all of them if possible as they have a lot of wasted space . 

They certainly cannot individually list all items that could be currently included in the rent or all discounts.