Based on the comments, it seems like knowing how to hire right and bring in a strong team is one of the key pieces to getting all the areas you mentioned taken care of effectively.

This is the problem, not that you could not afford 20% down.There was a 2% rule to quickly eliminate possible deals and choose markets. i.e $1000/mo rent for a $50K purchase. 

Avoid any city on this list.Population growth - Wikipedia.comOperational Costs - Your approach to eliminate blue states is good.

Changing your job eliminated that unfortunately.3.

Have you gotten any feedback/recommendations on good cost-effective amenities for your STRs? 

I don't believe we want to look at a cash out refi as we do not want to increase monthly payments on the home, effectively negating our rental income.

I’d be more then happy to run up a quote so you can see how it will effect your cash flow and if it is right for you.Let me know if either of you are interested! 

I am wondering if my investment property will effect my ability to be approved for a mortgage on my future primary residence given that timeline, thanks!

with the BRRRR/Flip idea utilizing equity from the home, you are best off to pursue the garage idea but there are a few considerations to take into effect.

So in effect, I may end up paying the same either way but the seller is happy because they get the price they want and I'm happy because I don't have to deal with paying all these closing costs, making a large down payment, and applying for a mortgage.