I'd rather keep the sub-3% rate for now and finance other properties conventionally for the short term.

Long term interest rates should continue to increase.  

Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score.  Want to get a loan for $250k in AZ

It was a big project in terms of the amount of work it needed, I just ran out of time with my lender going through the garbage with the contractor, finding a new one, and finishing taking the longest. other than that I would've let it sit on the market to get closer to what I actually wanted for the property.

Long term hold.

The property will be strictly for investment purposes, not a primary residence.I’ve been looking into two potential financing options:Hard Money Lenders (HML) – I’m drawn to this option for its speed in closing, but I know the rates can be higher.DSCR Loans – This seems like a great option for long-term rentals, but I’m unsure if it’s the right fit for my auction property since it might need some rehabbing.I’m also considering purchasing through a land trust or an LLC to add a layer of protection and privacy.So, my questions are:What’s the best way to approach financing for auction properties?

After the HELOC, it would drop down to about $450 per month.My goal is long term equity and appreciation, and not cash flow.

Without these connections, you’re likely to spend more time and money finding reliable help.Enforcing Lease TermsProactively managing tenants and enforcing lease terms reduces the risk of evictions and other issues.

@Nathan Gesner had a pretty robust post on how to do that some weeks back.Another problem that is getting in your way is the use of term leases here in NY. 

As @Brett Synicky suggested, keep it simple, as a sole proprietorship.You are also not considering that you will have to pay $800 per year and per LLC to your greedy state.In short, get some professional advice instead of TikTok advice.