Temporary Hard Money Problem

[Sam Zes]

Hey everyone.  I don't post here often but I have a question about hard money and other types of lending.  I know my situation isn't unique but I can't find an answer.  My wife and I work full time and are trying to be passive investors.  We have a duplex and a single family home that are cash flowing well.  We also have property managers in place.  When we find properties,  we typically are looking for turn key properties.  I don't even mind tenants in place.

First question,  off topic, what is the limit on the number of mortgages someone can have?  I keep hearing 4 and 10.  My wife signed a marital release on the first two and I'm hoping it's 10 each.  Is it 4 or 10?

Second question, my biggest problem that I'm coming across is that hard money lenders don't want to deal with turn key properties.  I'm willing to buy at market value as long as it's cash flowing.  Our salaries can continuously come up with down payments but it takes months in between.  So my thoughts are to use hard money and then just keep refinancing out as I come up with the down payments.  I can't find any lenders that will do this.

I realize this isn't the typical way to invest and we are unable to do the BRRR strategy with this method but right now I'm not concerned. I just want to keep acquiring properties. I keep coming across deals that I like but have to wait a couple months to get the down payment and then it's obviously gone. I'm pre-approved with hard money lenders and conventional lenders but this plan doesn't work. Does anyone know if there are lenders out there that would deal with this situation? Just like 3-6 month financing even at high interest rates. I want to be able to compete with cash buyers using hard money. Hopefully this made sense. Any help would be appreciated.