Depends upon if you're going it alone, what type of deals are you targeting, do you have someone who can qualify for debt, are you going to keep your job while investing in real estate, how long can you go before taking a paycheck from the business.These are just some of the questions you need to answer.

I’m currently being put on my parents feed.Now, I want to get a loan to pay off their balance $45k, get a lower interest rate (and yes it would be lower, believe it or not theirs is 9% and has been for years) and pull money out for some debt at this point I only want to pull out $20k.Obviously, there is equity.What’s the best loan for this?

The main qualification is the debt service ratio and what the lender considers the minimum they will accept. 

I would agree that the best way to manage this situation is to forgive any late fee incurred and eat the NSF fee as well this one time.  

They have no idea of what servicing debt is about.

They would be the ones to answer that question based on your credit, income, debts, if you qualify for down payment assistance, etc.A second point, is that if you find a house within your means and don’t overextend yourself, you will likely come out on top in terms of housing costs compared to renting in the long run. 

My dad taught me decent financials growing up and I'm the only one in my family who hasn't made a financially poor decision(some sort of bad debt or bankruptcy.)

A common structure is either a debt arrangement (where the investor loans the money and gets a fixed return) or an equity split (where they share in the profits).

My budget in the beginning was really tight because it was based on the money we made at the time and debt payments. 

Usually partners, capital partners want to see prior performance before being a debt or equity partner.