If I can refi into one loan I can essentially lower my mortgage payment by about $400.

Prices are lower there, I believe in the $300ks, and rents in Inglewood are going up. 

My advertising (a for rent sign and Zillow ad) has been much lower, ostensibly due to the holiday season not being the best time of year to get a place rented out.

Consequently, here it is conceivable your property taxes could be lower if the townhouses were merged into a single property.  

In answering a question in another thread, I realized my ROE in a similar building to yours is lower than I could get in a REIT or similar security.

I personally would use the money to flip in lower priced areas where it is easier to find deals, some local-ish areas I think are good include: Rialto, Yucca Valley, Bishop.

Disadvantages - more risk only one income stream when you go vacant, cap ex cost more because it’s not shared by two or more income streams, generally lower cash flow than a multi family. 

In my case at least, there are permitted uses in a zone which are listed, but if the existing use of the property isn't the use you plan on even though it is permitted, then it goes to the Planning Board, a lower hurdle. 

If you can, I would always try getting owner financing first as it allows you to get easier terms/lower down payments than having to pull your own money out for your purchases.

Doing my first cash out refi. 3.875% 30yr lower fees.Question how long should underwriting take?