Dont over look CUs as an option, many of the flippers I lend to then take out our hard money loan with local CUs with permanent financing with cash out.

So get that question out of your head permanently.

Or maybe some more permanent cooling install?)

Sadly, Marriage isn't the permanent thing it used to be and you have to ensure your sound financial future regardless. build your wealth. her debt is her debt.

A permanent solar system with battery row $ 22000 ? 

I dont think the jurisdiction would want the shared driveway coming from the back permanently if the road is planned to be developed.Just  my thoughts!

I give an example of one that would be set up to work on a more permanent and on going basis.

To answer your question, refinance the out of state properties to take cash out, use hard money for the purchase and the refinance out after a few months with permanent financing on the appraised value. 

Landscaping work is permitted if improments are permanently affixed to the property. it’s similar to 203k Fha but better since is not as restrictive with what kind of repairs can be done, plus there is no HUD inspector required, which are expensive as they charge around $700-$1000 for inspection.

Many BRRR investors like to use our bridge loan ARV product then refi with our permanent product.