Without knowing more, just based on what you said, you are in WAY over your head and will keep digging a bigger hole doing what you are doing.

Lenders/banks very few and far between will negotiate off their base rate, and if they do, the consumer pays the difference.

Based on similar lots, it should have gone anywhere from not purchased to 3-9k. 

I think you really need to work with an agent based on what I am reading between the lines in your post. 

Given your experience and strong financials, you have some solid options:Commercial or Portfolio Loan: These are tailored for investors and can help you avoid personal guarantees, especially since you have an LLC.BRRRR Loan (Buy, Rehab, Rent, Refinance, Repeat): Some lenders offer BRRRR-specific loans with funding for purchase and rehab, allowing you to refinance based on the new ARV once stabilized.HELOC or Cash-Out Refi on Current Rentals: Tap into the equity on your single-family rentals to secure funding for the 4-plex purchase and rehab without high origination fees.Each has pros depending on your cash flow goals and timeline.

Since it's been a strong market with plenty of cash flow opportunities, they have been working with a lot of out of state investors lately.

Following - I'm based in California

Following - I'm based in the Bay Area. 

I think with your faith-based parameters, turnkey would be the safest option as long as paying for property management is ok.

I have no affiliation (or ever heard of them until today) but they are HQ'd in YT and appear to be investment real estate friendly based on their filings.