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

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

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.

NAR doesnt, because they dont do any lobbying at the state level.However, some state associations have been involved in this, which is why Im involved in MD and DC. 

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