I've never worked with an investor friendly agent so I'm just looking for the most efficient way to utilize them if we decide to work together.

You are not going to find cheap, easily obtainable, and efficient.

But use BRRRR and legal entities in such a way that you don't want to wait for the seasoning period, and you can BRRRR every month.

I’m currently buying a 6 unit that will cash flow 5X the amount in a short time period compared to the garage conversion.

I just am dying for more time efficient conversations in life.  

While your cash earns interest in a money market account, you could also explore tax-efficient investments in a brokerage account to make your money work harder while preparing for the tax hit.

I would have no way to stop the Bank foreclosure during the HOA redemption period and could get wiped out. 

Period.

And finally, is there a more tax efficient state to base the company-i.e.

It is the sad story of being in landlord-unfriendly state.I will definitely try making the repair as minimal as possible until I can evict the tenant more efficiently.