We have a 2 year lease with our first tenant starting soon. 

Yes, we exist.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

My advice here would be exactly the scenario I did last year. 

Finding $ today is much more difficult today than 2-3 years ago.

If it's two years or less, I would refi now if it was me.

If you're open to furnishing and giving mid or short term renting a shot, that makes it easier to get a property to pencil in year 1.

Looking for areas where i could build good equity in next 5-10 years . 

If I make a little cash flow and the property appreciates over $100k/year I am very content (which has been the case in recent years). 

I am a retired federal employee, I receive a pension annuity and a specialty social security annuity, due to my profession, as I am not old enough to collect social security yet. 

I'm currently 20 years old and I have sparked a huge interest in real estate.