Please advise. 

As advised above, an attorney can tell you for sure if it's gray -- but some states are pretty easy to figure out w/o that expense. 

please advise..

I understand it’s probably not advisable because good agents get calls at random times of the day, but has anyone done this?

I'm conservative and advise others to steer clear of taking undo risks.   

Your attorney will advise you. 

We are trying to refinance our first BRRRR property our lenders advised us to keep the property under the LLC.

I've come across a few foreclosures that aren't showing up on the MLS. What gives? It looks like that the HOA is foreclosing on the house, but I guess the owner could remedy it by paying whatever needs paying. Right? ...

You can most likely get a low or no money down payment.Or, as Gregg stated, see if he will do seller financing.Lastly, you can go for a lease-to-own option.Since, you have friends in the industry, they could advise you best that suits your specific situation.

I'm frustrated and I need a little advise from some more seasoned investors on how to handle this.I've had them reapply for the property so that I could create a new lease with her name and her kids names listed.