My deadline to back out of my real estate transaction and get my earnest money back was Dec. 12.

With the hold periods on BRRRRs nowadays, your margins will get crushed with hard money interest payments/points/fees. 

For a hard money loan, you have to close in an entity, it also helps with your credit being the mortgage is not under your name, with a 700+ credit we can usually get you 80% LTV on a purchase.

My name is on the deed, but I don't have enough money to do what needs to be done.  

On the other hand, if you are looking to do a more heavy value-add with renovation you may look for bridge or private money options.

I make a decent amount of money nearly from my W-2 (over 100k) but still not enough to easily buy another property this year especially if I have to put down 20%.

I would never put my money into a shrinking population base. 

I am kind of new to real estate investing as I got lucky the first two times but now I am looking to invest quite a bit more money and I am slightly terrified. 

Hard Money loan How did you add value to the deal?

If the cash-out refinance option isn’t providing enough liquidity, you could also consider a hard money loan, though these tend to come with higher interest rates and shorter terms.