During that time, I have been communicating the progress during my monthly Mastermind meetings and they push me to present an opportunity so they can partake in the real estate market.

I am done with excuses and am ready to roll up my sleeves and get in the game.

Investing OOS allows you to push your dollars further and get higher returns, but there are challenges that you should be ready to accept if you want that.

Of course, no one knows what the future will hold.Personally, I'd roll the dice and plan to refi once you're fully stabilized.

@Kyle J. if you read closely to those articles you posted it states THEY ARE PRESSING/PUSHING in other words TRYING to pass for eviction bans.

The answer is yes if you can answer yes to any one (or more) of the following questions:1 - If you refinance just the amount owed, and your monthly pmt goes down enough where the added CF is > or = the closing costs)2 - If you refi just the amount owed, and you can roll the costs into the loan, and their is still added CF.3 - If you do a Cash Out, and the amount "cashed out" is greater than the fees, and the CF doesn't go down.4 - If you do a COR and the amount "cashed out" is greater than the fees, but the added CF recovers the added cost within the first 6 months.If the answer is "no" to all of the above questions, then my answer to your question would also be "no"...unless there's another scenario I missed.

Our CO inspection is due after the current close date and I'm considering trying to push back to wait for the CO inspection.

Right now, there is momentum pushing up towards Lehigh Ave. 

I've talked with 3+ real estate agents, several banks/lenders, and I really want to get the ball rolling.

Contribute, take advantage of the tax savings and potential employer match, and build yourself some tax-sheltered savings.If you have existing retirement funds outside of your existing employer 401(k), those could be rolled over into a self-directed IRA.