Hi Brandon,It's likely more effective to look for private lenders at those ranges as most investors buy cash or use private money at those ranges.

Is it office, multifamily, NNN, car wash, self storage, debt fund etc.

My recommendation is you talk to a lender on how much cash you will need. 

In my case, I wanted to keep my mortgage payment low, so I decided not to do a cash-out refinance and instead opt. for the HELOC.Either way, it sounds like you have some great equity to leverage to achieve your goals.

You ALWAYS submit your short sale offer to the bank as Cash AS IS but you can always in most all cities come to closing with someone else’s cash.

Also you need to ( to get the best deals ) be cash.  

I tell them I will be negative cash flow at the current rent and tell them what market rent is.

If you owner occupy and rehab the home around you great while looking to sell at the 2 year and a day mark or later (to wash up to 250K as a single owner occupied/500K if married).  

For cash flow, Cleveland and Dayton are excellent choices, offering cash flow around 10-18%.

Purchase price: $182,250 Cash invested: $73,000- Residential area that is close to University of Rochester- Spent $20K in renovation of the aged unit and increased the rent from $750 to $1,450.