Are there any options out there that won't tear away the margin on flips?

I think you’ll find any bank will want 25% on it.

My concern is doing the cash out refi on my other rental and causing a new and much higher payment on it that I can't just pay off like a loan.

And congrats on your marriage.

Your content will be based on your experience--that is what adds value to the reader, and you don't have experience yet.Instead, focus on building a track record. 

But what are the actual returns on the investment? 

Quote from @Marc Zak: Anyone have experience on the issue of getting insurance on a property held in an LLC?

On my new builds we hit the double cash on cash in certain markets sometimes its only 50%.

We have been around the bigger pockets community for over a decade now and have more 5 star reviews on bigger pockets than any company on this website in any industry (>270 5 Star reviews).

Hey @Jerry Zigounakis, gratz on the new place!