Consider building a team of people to guide you for each step (local lender, local realtor, attorney and GC).

From what I can find, GA law does give the lender a right to rescind for statutory causes, but I'm not sure what causes they are basing their rescision on.

I’m trying to get the ball moving a little faster than what it is and with not being able to cash out or Heloc for another 6 months, im wondering if it would be worth it to go to a hard money lender?

Some commercial lenders and municipalities require onsite management at a certain number of units.

Your Credit Score: 680+ or 700+ will get you better terms depending on the lender. 660 is the minimum for many lenders. 

Occupied for 6 years and sold for enormous profit Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

A local private lender that is asset driven is likely your best shot.

I am also a private money lender with funding up to $600k.

These offer lower upfront costs and less active management compared to some other strategies.Base your decisions with your learning curve, start with simpler approaches to gain experience and knowledge before venturing into more complex strategies.

My friend has a property he is rehabbing in Detroit and we are at seeing if there is other options to refinance other than private lender.