Okay, so I am interested in utilizing the B.R.R.R.R strategy while investing but I have a question that I can't seem to find an answer to. If I pay for the property in whole with cash, renovate it and rent it out can ...

I'm in the process of refinancing it now with Better Mortgage...curious to hear if anyone has closed a loan with them as well?

If your numbers work, go with hard money lenders and  get it Refinanced after a year.

If you are planning on refinancing this as soon as possible you might ask about the seasoning period, which can vary between lenders and loan types.As @Tim Swierczek said, for a bread and butter mortgage like this you probably won't see much difference between rate, terms, fees, etc, its mostly about having someone who is easy to work with and who you know will get the deal to the closing table.

The problem was that after I made that down payment of about $45,000, I had very little money to keep expanding.I had to use multiple lower money techniques in order to grow over the years including:-401K loan for down payments on three properties-FHA owner occupied 4 plex with 3.5% down-Conventional mortgages with 5% down on 2 single family homes that I owner occupied and later turn into rentals-BRRRR method on one home to get all my cash back and buy another propertyThe next thing I'm doing is either refinancing or selling a property in order to get way more units.

I’m being told that the maximum amount of the refinancing loan will be the purchase price from two months ago BASED ON Delayed Financing Exception.Purchase Price: 42KRehab Cost: 23KShe advised this was Fannie Mae lending Guidelines and there is nothing she can do.

It's that simple.If you purchase the property with cash, I would suggest checking this post HERE to avoid any refinancing pitfalls.Thanks!

Hence, I'm considering adding on a bedroom and bath and refinancing, (also I could add a small bedroom in the basement for 1/4 cost of addition, probably more aligned with making a rental). 

She owes $127k after refinancing a few years ago.

Refinancing the home in your name is really your only shot here unfortunately.