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.

@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. 

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. 

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

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?

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

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.

We've moved to updating our list of properties for a given state once a year and updating ownership data more regularly through Direct Skips Property Search option.

My tenants (less than 5 units) usually pay with a money order in person, but I'd like to have another option that also doesn't require a bank account.