Conventional lender advised I wouldn't approve for this other project so I went the HM route.Are there banks that allow you to refi sooner than 6 months without it being a 5 year or short term loan?

Can this transaction be done sooner?

This will build up capital quicker, allowing for things to happen sooner.

My original plan was to wait till after the end of my contract in 4 years to buy my first property, but if I can get a good property sooner I think that would be even better.

You can make it happen sooner than you think Bryan!

3) I want to be able to refinance my property sooner than 6 months and pull out 70% minimum.

Any of the above can work, but I would recommend not thinking about it as a goal of liquidating the portfolio in 10years.Instead, why not set the goal as having enough passive income in the same timeframe (or sooner) that you can take off, leave the portfolio in the hands of an able PM and live wherever/however you want?? 

My guess is that if you're able to get the current tenants out sooner than 2 years the financials will be much better.

Start an eviction process as soon as the tenant default, best case scenario you work out a deal and drop the case, worst case you move forward with the eviction and you didn't lose precious time trying to make things work (guessing you're in a C-D areas of Detroit, tenants are well aware of the process and like to play the watch to stay in the house for free as long as possible), navigating the courts since covid is a lengthy process so the sooner you start the better. 

There is nothing different about a contract with seller financing other than the section regarding purchase price and financing.Here's a basic provision:Seller agrees to hold a purchase money deed of trust and note secured by the property in the amount of $x at a fixed annual interest rate of y% payable in equal monthly installments of $z... with the full unpaid balance due, if not sooner paid, on [date of balloon payment, if applicable]