Why would you want to work with a realtor (I know she is your wife, no offense) who knows none of the agents, does not know the paperwork or the process (they don't teach you this in the class) when your primary residence is on the line.Brokerage options vary, but if you just choose the cheapest one and use your wife, you will pay for it later.

If so cashout refinance. it also depends on your goal and use of the funds happy to help weigh through the options! 

Another option is private money / hard money. 

For almost all investors, buying a property off of the MLS at market price in a good location to hold for 10-20 years is the best option. 

Even with no/low money down options, I suggest having ample reserves in case you need to come to the table with cash for some reason. 

Until I find my niche, I am keeping my options open. 

Yes, we are looking for some options if you are willing to share, we'd appreciate it!

Sounds like the best option is find a local investor that needs some extra capital that I trust.

The owner handles the rehab themselves.So, we rarely charge any fees as our owners typically choose one of the 3 options and they are all a win/win for both of us. 

Could house hacking in an area you're currently living in be a better option?