I have the same questions as you and am wondering if I should pull out.

they pull at every emotional heart string.. you deserve this .. this is so simple do you have what it takes.. your financial freedom number.. like being self employed is something everyone wants. some do fine other fail.. and these are just training programs they don't guarantee success.. just like watching BP pod cast or reading blogs or talking on this site hardly guarantees your success.. real estate is hard.. it takes drive money and dedication .

I will wait 18months to refi then pull all my money out.

For me, your current best case scenario is pulling down $200 a month, which if the deal were financed with a traditional 20% down, and 90% occupancy long term, would provide a 6% cap rate.  ($200X12)X.09) / 36K

The loans I get are all commercial, with a personal guarantee.One benefit here is a single credit pull / application.

It’s ok if the buyer has an ITIN Number we can still pull credit just like a SSN.  20% is a great down payment, we can discuss terms of the loan.  

Also good for pulling comps from the MLS, having first look at properties, and a good source of side money listing other people's properties.

And, if you want to pull out equity before 10 years (I would), I would do a HELOC and still keep the seller financed 3% loan in place.

Is it just a credit pull?

You need to have a lender that will approve you for a refinance in place before you pull the trigger, or as you said, you will get stuck in a deal that you can't get out of.