@Jon Holdman, you always state the best answers in the simplest, most straight forward way.

I have some private lenders who are willing to put up the $$$$, and the refinancing plan.But in need to know how the transfer of funds would work, and the simplest way to execute he deal.One challenge I expect is that if I am "gifted" 'money like this, some lenders want to see it be in my account for 60 days before they will allow me to use it for downpayment.Thoughts?

What is the simplest way to do this with still having them have a secured interest in the properties?

If you go out of state, TK is the the simplest way to go because there are fewer moving parts than if you assemble your own team.

Since you are new at real estate - the simplest thing is to avoid these properties.  

Rates and terms are for the most part the simplest part to the equation. 

Action is the ingredient that ensures results.

I'm not sure who Aaron is working with, but the simplest solution is to work with a lender who will accept the policy. 

The shortest simplest most accurate answer to the "how" of it, is simply opportunity. 

The simplest explanation is that the market still has lots of over exuberance and people simply don't care about rates.