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.

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. 

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

While I’ve considered cash-out refinancing or HELOCs, the high rates make these options less appealing.I’m debating between using cash to acquire more SFRs or diversifying into mixed-use retail properties.

These are all good options.

Also, I am considering alternative financing options (beyond Hard Money).

@German Fernandez Love those options!

Assuming they're telling the truth what are my options.

It’s the BRRRR with the lease option rather than just rent.