It'd be hard money, which isn't always cheap, but it gets the property complete and into use.Expect rates in the high single digits and a 2-3 week closing.    

Most banks are worried about a relationship because it's not "arms-length".

I’d like it to beAs much as possible new ( built not before 1950) and updatedSitting in B/C-neighborhood, and able to find “its” PM, not charging arm and leg.Here comes the hard part- it has to be in range of possibly short direct flight from Europe, namely, on the border of the major metropole, in case I do need to be present.

They have two mortgages one small construction loan and a main mortgage that is an Interest-Only ARM that resets in about 4 years.

Sometimes that active look means you find out your rentals haven't been doing as well as you thought, but at least you're armed with the knowledge to re-deploy the equity.

Read up on non-arm's length transactions as I'm not sure you could even get the loan approved, anyway, which may be a good out for you if you're looking for one.  

I also own another duplex on a 3 year ARM that I have had for about 5 months, I subject to borrowed on it for 32k and will want to refi it in the next year out of the ARM, would need it to be around 28k on the loan.

I own a marketing company and we can do everything, digital, print, photography or video. 

FYI I know of 2 lenders that can do that loan for single digits (probably 8% with the same points and LTV).

The 1% rule was created when mortgage interest rates were in the double digits, no need to fuss on it now, there are lots more numbers to consider.