Back of the napkin math, I think I'd cash flow more getting into new Maryland property than keeping this...at least in the short term. 

This is the one I'd probably do first if that's not a conflict.

But that appreciation can be withdrawn tax free, that’s a big deal  With your income I’d target having paid off properties generating $2-3,000/mo cash flow instead of $2-300. that lowers you’re required properties by 90%. just as important you get to  leave California and save 10% on income tax and 50% on personal housing.

If you'd like recommendations, I'd be happy to share my favorites. 

In montco i imagine that the best places to look for easier rezoning would be pottstown or norristown, but there is a pro and con to that as well. 

I'd like to explore card operated laundry to provide that as an option for tenants, to offset the cost of running the washer and dryer while I pay for utilities. 

I'd also agree with your characterization of most Multifamilies here in Vegas -- hope those ideas point you in the right direction! 

I want to buy more properties but I’d like to know if I can roll these under a blanket mortgage with a refi and then go out and get more conventional loans? 

I'd love to hear some suggestions on what my options are?

If you're open to sharing advice, experiences, or collaborating, I'd love to hear from you!