Investment Opportunity - How can I finance?

[April C.]

Hi BP! 

I am just getting into the RE investment market and came across a great deal. I currently own my home with good equity (around 500k equity and single mortgage). I have two LLCs, one operating as an SCorp (an Architecture Practice) and one operating as a partnership for investment. Both owned by myself and husband only. We also own an office condo via the partnership that we just built out with an SBA loan. We are looking to buy investment properties for STR and new construction development. Essentially, our plan is to have investment properties for passive income and to purchase lots to build out new STRs possible selling one to fund the construction on the rest. Now to start. We have about 50k cash could get up to about 20k more.

The property. We found a property that has an existing home that is in good shape WITH 4 adjacent lots in the deal. This is perfect for us. We could rent out the home as an STR and develop the rest. The buy in is around 600k for the land and existing home. I think this property is going to move fast. How can I get a loan quickly and put in an offer for this type of property? Folks say private lenders but I am unsure how to find one quickly/get qualified and move to offer. We also have solid equity in our home but we would have to do a cash out refinance which also takes awhile. We had built on to our home some years back and when we refinanced the construction loan into the mortgage it was done as a Cash out loan. So while we only have one mortgage the state of Texas sees it as a home equity loan already - Texas only allows one on a property so we would have to do a full refinance (90 days) to get the money. Also would we be able to do that for an investment purchase. What other options?

I appreciate any and all advice. We are in Central Texas hill country. Thanks!