The house is now worth approximately $315k.Initially, we thought we'd stay here long-term, but we ended up with a larger house than we need.

Can I secure the same loan for both scenarios—buying a new house from a contractor or refinancing in the BRRRR method?

I will say, with furnished rentals, it takes time and money to fully furnish them with all the bells and whistles but it did allow me to get higher rents... only downside is, if you are out of state, it is not easy to manage remote unless you have a good property manager/company.I have personally started to transition out of STRs due to zoning/town regulations and have already unfurnished one of the apartments to turn it into a long rental for more stable residual income.

My personal opinion is that a competent Property Management Company (PMC) will not need any gimmicks. 

Should I hold on to the house, despite the potential negative cash flow, with the hope of refinancing and future appreciation?

For the person paying more than me - maybe they know something I don't.  

Private money lending typically comes from individual investors or friends and family, often based on personal relationships and trust, and can have more flexible terms.

To date, they've been sending me rent proceeds right to my personal bank account, in my personal name.

start with a house hack if you can.

My girlfriend has a mortgage on a 1 bed 1 bath condo, I share a mortgage for a 3 bed 2 bath house with my brother.