Can anyone point me in the right direction or help me find a solution to my funding problem?

You cannot invest what you do not have.Initially before you invest, your success is measured by how much you have in (for instance) your Vanguard Money Market Fund, or an FDIC insured Money Market account, or stuffed inside your mattress, etc...

I would guess that you're probably putting at least $20k into each unit as a tenant moves out - could a refi around $1.8-2mil work for you to recoup your renovation funds and still cashflow at a 1% rule?

We financially funded the entire process upfront, knowing she’d pay us back at closing.

ha ha true--- Loophole is just a more fun word to use and used by my CPA- I think it draws more attention than "IRA Rules" thats just too boring :)

I have a little, tiny bit of understanding in that there could be another surplus fund involved.

Hey Bryan, If you are in search of a non traditional business purpose loan there are DSCR based 2nd Mortgages (Must be an investment property) Or Hard Money 2nds on Primary Residence (Funds must be used for business purpose).

One area that folks have done well is buying a 2-4 unit and living in one unit for at least one year. this way you can get good funding and still have a very valuable asset.

@Taylor KendrickYour budget depends on your DTI, available funds, and what investment strategy & financing you intend to use.If you're looking to buy & hold properties as a non-owner occupant (investor loan), you will need to put down 20-25% if you are getting a loan.

I house hack in Ohio, and I like to put down minimum down payments to have more funds liquid for renovations and future purchases.