You'll want to make sure it cash flows each month.

My question is can we create a LLC for her and Dscr refinance our current property into it to free up my dti?

If I have a capital provider whom wants to be 100% passive and is ready to invest $100k with me (cash), and I have all the syndication structure and offering documents for this project... can’t I just find an accredited investor, present them the deal / get them on board, and go through them?

Cash Flow Potential: Rental income from real estate held in an SDIRA flows directly back into the account, allowing you to reinvest and compound your wealth tax-advantaged.

Since you are looking for cash flow mostly, you should consider multi family property.

Stack up the cash flow and dip into that as needed to support the asset.

I agreed to handle one of their portfolios for free (he's actually still with us nearly 15 years later) if he would build out a system to help us build out the database system.

You don't want to cash-out refi and then be sitting on cash costing you 7% while you search for a deal.

Feel free to reach out. 

People pay a lot of money for advertising, so here is your chance to gain valuable "real estate" for free (or for the cost of a sign).