Do yourself a favor and build bench strength by adding an investor focused realtor to your team.

You can refinance through a commercial/portfolio loan rather than a conventional Fannie/Freddie one.The rates/terms will be slightly less favorable but just underwrite the deal accordingly and see if it still works.

I've used them in the past on multiple properties, and depending on the property type, FiCo, and any compensating factors in your favor (reserves, seasoned investor, F&C properties), you can get really great rates.

Many more options and favorable terms. 

I would definitely try that first before you get into hard money lending, the terms will be much more favorable for you with a conventional.

Can you provide any examples of what a tax-favorable investment might look like to illustrate your point?  

I’m happy to help where I can this time, but at some point in the next conversation I’d like for you to return the favor and let me help you sell your house/buy your house on a professional level so that I can earn my living too.”

Not as a favor to them but to me as I don't want the turnover.

Everything he shared with me has made me very eager to return the favor and I hopefully will soon.

Usually a small down payment and favorable terms then refi out in 5ish years.