This is my first post.I want to ask away about investment employment versus joint venture. 

I would suggest you expand your network, talk to wholesalers, hard money lenders, FIND INVESTORS and create joint ventures.

Low fees and solid ACH accessibility. 

Trying to learn as much I can now to avoid future head aches.

The original heavy quartersawn oak trim was also replaced with cheap finger-jointed pine molding, also painted in oil-based gray. 

Lenders are saying that because the LLC is jointly owned (50% for my partner and I) we are unable to do the cash out refi and that if we take it out of the LLC and put the deed into our names, we'll have to wait the 6 month seasoning period. 

You should not have the 'friend' record a deed on the property, have a contract between the two of you for business purposes and purchase the property jointly and pay back based on the contract/agreement you have with them.There are other types of loans like Hard Money & Non-QM programs that may have different guidelines that can help you as well, but, the Delayed Financing option will give you the best long term rates for a longer term hold with fast repayment of most of your capital.  

Non-occupant cosigners don't do you any favors in terms of FHA down payment requirement on a 2-4 unit.Apply together, ask your lender to work it up individually for each of you, and jointly as occupying coborrowers.

Only if we file taxes jointly?

If you insist on starting right now then what I recommend is building your buyers list and then reaching out to other wholesalers to see if they want to JV (joint venture) a deal with you.