I have a number of lenders that I work with that will do up to 80% on a cash out refinance.

.- Experience: You’ve successfully navigated a purchase, rehab, and refinance, which are the core components of BRRRR.Considerations: - Budget Overrun: Being $27K over budget highlights the importance of tighter cost estimates and contingencies.

depends on your credit if you can get a mortgage or your ability to find good deals that you use hard money for and then refinance into DSRC.  

Many hard money lenders will offer the best terms once you get 5 "completions" or "exits" from hard money loans (sell the property or refinance out). 

You can do a cash out refinance an pull the cash out of any of your properties. 

I agree with your advice on specializing in a particular asset class, and I’m committed to refining my expertise in this area before expanding further.

Obviously, I want higher so value add or re-finance as things happen I can always own the option.

Pay attention to reviews and guest feedback to refine your audience over time.

its unfortunately not going to be as easy as googling, but that might get you a list to start with and refine.  

Also, you could consider buying something with "hard money"; this comes at a higher interest rate, but you might be able to get into a property and either flip it or refinance it.