I've tried to make my own spreadsheet which makes more sense to me based on my current understanding of deals. 

If you are planning on living in the house, 5% down is the lowest you can go.I would also encourage you to start tracking how you spend your money and see if you can cut spending to save more money or find ways to increase your income.

Basically two ways to get cash from equity in an investment property without selling it - cashout refinance the current mortgage into a new loan, or get a second position lien (2nd mortgage or equity line of credit) to stack behind the first position and pull out the equity. 2nd liens are hard to get on investment properties right now, but they're out there.

I am currently in market for best rehab insurance that is resonable and reliable incase of any claims.

It’s currently rented for $2,200/month, with a mortgage and HOA fees totaling $1,900/month.

My passion lies in real estate investing, and I'm currently exploring the best strategy to kickstart my journey.

Now Hurricane Beryl is coming and is currently tracking it's path to come right towards where our house is. 

I am about to 1031 exchange an investment property for another but I did live in this property 1 out of the last 5 years.

Your profile and post mentions Philadelphia and New Jersey.There are unique tax implications between those who live and work in another states as there is a reciprocal agreement between the two states.

We currently live in New Jersey.