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.

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

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. 

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

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

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.

For some of my homeowners - I provide them with several options 1. 

**Cash-Out Refinance/HELOC:** Another option to avoid paying capital gains taxes is to not sell the house at all.