My automatic response to the problem of access control was to contact an armed response company which specialises in all sorts of security solutions from panic buttons to infared beams and intercom systems.  

Its not quite at a value yet where I would like to sell.I think I can refinance into a 5 yr ARM for around 3% which would buy me around an extra $200 per month.  

No other liens on the house.The Loan period is 30 years started in June 2011Principal amount: $107,725.00Rate of interest 3.25%Interest type: ARM.

Ohh, bankers thanks for twisting my arm and making me buy more real estate.  

These usually are 5 to 10 year arms, but there are 30 year options as well.

Hard money is expensive (mid double digits interest rates and a handful of points), but that's probably your best chance at quick funding.  

At this point, I am assuming I would have to go with some sort of portfolio ARM, or buy a larger property with a commercial loan?

They will welcome you with open arms and you will learn SO much just by listening.

I have primary residence and investment properties refinanced about 8 times last few years for various reason (remove mortgage insurance, stream line, lower rate, arm adjustment etc..).  

With a RM the lender Must get 95% of the FHA appraisal they did, in order to get reimbursed by FHA.