@Marc Zak Using an LLC for each property provides strong liability protection by isolating risks to individual assets, with income and expenses flowing through to your personal taxes on Schedule E.

We are starting to explore options for buying his shares to eliminate him as a risk and a roadblock but still have funds leftover for growth.

They do offer access to mutual funds, but I do not love this option.

They seem to be a reputable company, but nothing beats personal testimonies!

I personally had two encounters with Zach.

A cash-out refi could allow you to set aside some funds as a reserve or at least pay down your debts so that your lines of credit (credit cards etc) can act as your emergency reserve when more bad things happen. 

Quote from @Deborah Wodell: I’m looking to connect with private money lenders or investors who lend their own funds for real estate deals.

By themselves, improvements to property you own are considered to by personal property and not real property. 

We have done it both ways where we fund purchase and they cover rehab but if the individual is less experienced we do not do it that way, we have them put more money into the deal from the start and fund the draws, reason why is we also had a deal where the person said they would do this and never did anything and property sat and loan matured and it was a pain.Just recognize you will still not get 100% financing for the purchase, so you are putting money in up front. 

That way, her limited funds can go toward her own living expenses.