I was working with a local credit union who pulled out at the last minute.

I think your future self will thank you for doing that.Perhaps take out an equity line of credit in case you need it and using a property manager.

A cash out refi should take 2-3 weeks with most lenders, and you should have only an appraisal a credit report fee as upfront costs. 

I'm broke as a joke but I have good credit how do I get started 

-Max LTARV is typically 75% -Is a 12-24 Month Interest-only loan with a balloon payment - Minimum credit score is typically 600 -Interest on the Rehab is usually paid per the total drawn amount. 

I have gotten a seller's credit for my 3 existing units but to be conservative, I will assume I am paying full closing costs here.At the moment, I have ~$25k in a HYSA and expect to save another $10k from my W-2 before I start putting offers in.

Most non-FHA loans will require at least 15% down but you'll have to have amazing credit.

The limits are not high at first, but they can build with good utilization and payment history.

They already have a track record (good or bad) with you, so you can decide based on payment history, inspections, etc.

Next Step: With with sparkies quote, I'd get that quote over to sellers and with an amendment all written up ready for there signing giving me a credit at closing for exactly that amount.