The seller will also have to sign documents that are required and it will hold them liable for debts since they are on title.Best way to set that up is run the numbers and create a partnership based on the equity of the land and your cash injection and sweat equity.

Solo 401(k)s are not subject to UDFI (Unrelated Debt-Financed Income) on the capital gains from selling a debt-financed property, per IRS rules.b.

You can do an 80% LTV cash out refinance, but it will depend on the state and if the property can debt service at the higher LTV 

Like maybe I could pull enough out from heloc on primary residence to pay off debt and then rent out my primary and use the extra cash to payoff heloc and then do another heloc once the original one is paid off.

Of course, with private lenders, you must give up equity or a return on the debt. 

I thought I could just have a title company do some research and provide me with information about her property (Liens, unpaid debts etc.).

Just watch your debt-to-income ratio to make sure it stays manageable.Both are solid—it depends on your goals.

With that said can anyone suggest reputable lenders that are able to assist me with a debt consolidation loan of ~25K?  

What kind of debt do you have on the property?

It sounds like the issue is with the Debt Service Coverage Ratio (DSCR), which lenders often use to determine how much they’re willing to loan.