There are a couple of companies out there that will let you do a cash out refinance with no income!

From investor friendly agents, lenders, escrow companies, anyone for a new wholesaler and soon investor. 

Our company is built to make it easy for everyday investors to invest in rental properties.

People have been dropped by insurance companies in wildfire areas and had to scramble to try to find insurance - some using California Fair Plan. 

Gifting equity in a house may be more trouble than it is worth if you are not near the life-time exclusion1) Potentially having to get the property appraised everytime an equity is gifted2) Having a title company update the title every time3) Exemption of the gift tax return is normally for cash gifts below the annual gift tax exclusion, you may still need to file if you gift non-cash4) If there is partial ownership over several years, having to properly pro-rate certain items such as real estate taxes, mortgage interest and rental income if the property is a rentalBest of luck 

Do they currently have a multifamily investing company that is successful.2.

Their return is better than most note companies.  

Most cost segregation study companies provide the quote for free.

Even if a title company were to manage the setup making sure all parties are paid, the cheap debt and cash flow would not be enough to be enticing to any investor even if midterm rental could yield a healthy return. 

Now, I run a PM company.