So, I would be leaving a fair amount of money in each deal unless I waited 1 year between each deal.Found a  fix and flip/ bridge lender that doesn't look at DTI but the interest would be about 8-9%. 

This is it, no other bridges being built.

I am not afraid of hearing "no", but I would hate to burn bridges.

I talked with Bridge Turnkey but they are not very responsive as I’m looking for a property.

We made a connection with the seller who has additional properties for us to buy and he helped bridge the transition between us and the current tenants.

If you find a smoking deal and the appraisal comes in way higher than the purchase price you may be able to get away with putting 15% down.If you're looking for high leverage it is best to buy a property with a bridge loan, add in value, and then preform a refi.

Again, your attorney (experienced in REI, not just a RE transaction attorney) is your best advisor.If all of your partners are both investors and GPs, then a JV should be sufficient.Money spent on professional advisors, whether attorneys, CPAs, etc. is well spent and will improve your returns and reduce potential headaches in the future.It also looks like you have a bridge loan on this property which, given this market, could be an issue at year 3. 

Not that you care what anyone thinks, but you’d be surprised how without even knowing it you can burn bridges and opportunities to network with fellow REI all because of how some of the comments come across.

The concern with hard money or a bridge loan is if we are unable to refinance into a conventional loan in 6 months because of lack of appraisal would be detrimental…but is that true?!

You may run into an oral lease situation with a difficult tenant but that's not always the case so I'd say worry about that bridge if / when you cross it.