I’m considering doing a cash-out refinance, not sure what the best options is , to use the rental property or the rehab property.

or options 3, 4 and 5 don't supply washer and dryers and either the tenant provides their own, rent appliances or goes to community laundramat.

The condo will limit the rental options to age restrictions. 

Quote from @Patricia Steiner: There are several lenders who offer low/no closing cost options for first time homebuyers.

If you need an option that isn't as document heavy, a DSCR cash-out might be a viable option if it's an investment property.

Seems like you're in a good spot with lots of options.

I really like Lease to own option to get into deals without having to take on massive debt.

I have heard about doing deals with little to no cash down but I'm skeptical about whether creative financing options are truly viable.

If you're open to expanding your options, you may want to check the Columbus OH market. 

Rates may still be high, but sometimes they’re more flexible with repayment options than a mortgage refi.Family Loan Structure: Since you have an existing interest-free loan from family, you could talk to them about restructuring or even adding onto it, if they’re open to it.