Hey Joseph, I 100% understand what you're going through.My wife and I used a HELOC, 401(k) loans, and even an additional personal loan to acquire rental properties in Detroit from 2019-2021 ultimately acquiring 12-doors.We paid cash, renovated when necessary but some were also turnkey, and refinanced out on the backend.

Timeline: What is the timeline for funding the initial purchase, rehab, and refinancing stages of the project?

Also factor in if you will be refinancing and rolling any costs back into the loan if you're looking at ROI.  

I would want a fixed interest rate for as long as possible for risk mitigation on refinancing & predictability of debt expenses.

i have one in progress that i'm refinancing on day 90.

I don't want to move the property to an LLC right now since I am looking for a refinancing opportunity when interest rates go down.

I am curious if your Condo has enough equity that if you refinanced at today's rates and pulled the necessary $88,000 to cover your $18k debt and the $70k your parents want to move to Texas, would the rents from the Condo and the SFH in Colorado Springs be enough to cover the new payment?  

Or do you mean paying off the DSCR with the mere act of refinancing? 

It will be easier and cheaper to obtain than Hard Money and you may be able to keep the loan for 2-5 years without re-financing which will allow the property to appreciate.

Exactly @TJ Case - BRRRR is just a flip that is refinanced.