You've been able to save up and have $50K in liquid cash.   

Does this affect a cash-out refinance or pulling out equity in the form of a HELOC/equity loan?

Anyone having major success with only buying SFH and renting them out to tenants to make good cash flow each month and re-investing?

Another option is you could get a construction/bridge loan.My sense is thebuilder wants money upfront and insurance is saying no - which is typical in commercial deals where contractor does not get paid until work is done - none of this upfront stuff except for some mobilization costs.

I would ask your PM company to continue with the eviction OR offer a cash for keys deal. 

What is the downside of using a commercial lender to purchase, my own cash to rehab, and then refinancing?  

I'd hate to cash in my investments to put down more $ to decrease the DTI. 

We have approximately $150k liquid cash ready to go and can likely gain more capital in a fairly quick manner. 

Many investors from California are choosing to invest in the Midwest because of the low barrier to entry and yearly cash returns making more sense in these lower priced markets.

So if you need advise or to talk about how to potentially obtain cash let me know.