GP wanna get out at 5.5 buyer wanna buy at 6.5 only.I keep hearing in-refinance , i don't know what that is, maybe refinancing / debt restructutization for another 5 years ?  

Is there a way to remove him from the mortgage without refinancing?

When I have seen this done or done this for clients, the properties being crossed are generally refinanced into the same loan, replacing your first lien (blanket/portfolio loan).

However, if interest rates continue to decline, I might consider refinancing some of them to improve my liquidity position. 

In the meantime, maybe look into refinancing options for the short-term rentals to access some equity, especially if they’re performing well.

Third-party refinancing is not an option at this time.You've been around for a while and been through restructuring, refinancing, and streamlining.

The seller is already in first position and in a perfect world I'm not refinancing out of those terms, and I'm not giving up equity to a money partner. 

@Caleigh McDonoughHere are the pros and cons of waiting for 20% down on a mortgage in Charlotte, suggesting starting with 5-10% down, leveraging owner-occupied financing, and refinancing.

This eliminates the requirement for a new down payment since you are refinancing the existing debt.Lenders typically require:A copy of the owner-financing agreement.Proof of on-time payments (6–12 months).What to Do:Find lenders that offer rate-and-term refinancing for owner-financed properties (portfolio lenders and DSCR lenders often do this).Maintain a clean payment history.” 

I'd recommend finding a lender that can seamlessly do both the Hard Money lending and refinancing to make it easier for you.