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.

I hope some new investors read this and see what you are prioritizing (get rid of the cc debt) above other things.

This takes care of your debt paydown.

They have told me that assuming credit, debt, etc check out fine that I will have enough equity in the land to make the downpayment for the cabin that I want.