If you pay cash you'll pay yourself back percentage back, if you use the a hard money loan the refi would pay that off and the difference would go to you

I’ve heard different things like taking a Fannie Mae loan out then converting it to a LLC and the likelihood of triggering a due on sale clause is minimal.

Every bank is looking for something different and it changes over time.However, we are not in a BRRRR market anymore, you'd be sailing upwind. 

Every property is different.   

Because an attached bath vs a hallway bath that is theirs might make a difference.

Many people start out active because they want exposure to real estate and don't know that you can start out passive - you can effectively hire the asset manager and supply capital to the investment.You can have great success as an active or a passive investor - but it is important to understand the difference and to select whichever option matches your skills and resources the best.Good luck!

Different pockets will be zoned for different density.  

780 or higher should get you the best rates/terms available, no difference than 820 score.

If its a rental you could get a DSCR loan which is different than a conventional loan. 

If you had managed to purchase in those areas back then, your cash-on-cash return might look quite different today, especially with rental demand still holding strong.