Conceptually you want to take an approach that minimizes your need to be on site - and for that reason I would advise against BRRRR.

We would have preferred to work with them within reason to make it a quicker and easier process.

I've never had to use hard money before, so I am not sure what type of conditions are reasonable.

I am hoping to find a reasonably priced photographer to take some sharp  photos of a Property. 

Having reasonable expectations, hiring a local professional (Realtor or PM), doing your research, and doing everything right (i.e. pro photos, professional design, good renovation, proper amenities and location, etc) are the keys to success in 2025.

If you already have low respect due to a pre-determined mindset, it's hard to approach the community with an even or reasonable keel.

Ultimately, I wound up doing a 92-unit deal my first time around and realized that part of the reason I was struggling to win deals was simply because I lacked the credibility to be do so. 

At least I know they are "in it for the right reasons". 

I’m also open to alternative strategies, such as private lending or passive investments in funds, to diversify and balance risk.Does this phased approach seem reasonable given the higher HELOC rate?

BUT, let’s say for personal reasons you want to “stretch” for faster wealth accumulation.