I used to work in finance and we could get clients approved for a HELOC in less than 24 hours which will be much quicker than the cash out finance.

And than, to be able to convey that fact. 

But that also means you’re generating almost zero appreciation and barely better than bank CD returns.

There's no excuse.I've had renters pick up the keys, then call me 30 minutes later to say the bedrooms are smaller than they expected.

I am looking for recommendations for best financing options.The owner is considering financing it, but until they agree, I am planning as if they will not do so.The local credit union I use, who is very investor friendly, is unable to lend on properties larger than 4 units right now. 

It justifies the property selling for greater than just market appreciationI do owner builder rehabs but sometimes use contractors for large work scope or scope beyond expertise.  

I can do that through charging points, but since I'm getting it at a lower rate than you could as a consumer, I prefer to mark up the rate while still being lower than most others in the market.

Anything less is wasting your time and screwing the seller.

Check out Tower Credit Union as one option for 100% loan to value. 

Having to go see a piece and pay for transport makes used less attractive.