So, you would have to force a lot of appreciation to get there and decrease what you have into it with the refi.  

Pretty happy with my current setup but I may be forced to change our tools as we scale, not sure.

My closing costs don't change much at all from a SFR to a Quad for C/O or RT Refis... 

@Cody not a lawyer but in my experience there would be a very low probability that a judge would force them to sell you the property.

She could even quit school and enter the work force immediately making $40K+ per year without any degree.

So, after investing 124 into the deal I created at lease 30k of forced appreciation.

Don't force it, run the numbers, act like an investor and not a gambler. 

Quick background: I have a few rentals at the moment - kind of used the brute force method and put 20-25% down on each of them and a couple of them turned into BRRRRs (left some $$ in the deal but not as much as I would have buying at market price).

@Jeff Matthews this is state specific and probably even county specific, but I do not think you can force tenants in a multi-unit to pay for their own bed bug treatment in most places.

The labor force is already down ~7 million (of 160 million total) workers due to extra early retirees, millions extra on disability, extra deaths, and no immigration for 1-2 years; so, companies have already taken unintended layoffs of 5%.