The agent I worked with is someone I love and appreciate (she's a strong Christian and member of my community of churches), but not the best agent for negotiating.

Think Morris Invest, and the whole short term gains that's come back around to haunt them.I personally don't like the traditional turnkey model as a value add investor, since the work is done for you at a premium.

Since I'm not applying for any sort of traditional mortgage, investment or otherwise, do any of the qualifications (credit score, debt/income ratio, it not being my primary residence) come into play here?

I have been offered a private loan to purchase a rental that cannot get traditional financing because of a timeshare issue with the HOA.

@Rick Imby so why is the HELOC if the interest rate is higher than a traditional loan?

They are done by traditional lenders/banks.

Assuming you are planning for the refinance to be within 6 months, it then just becomes a traditional refinance of the existing loan on your property from your LLC.

In the process now of trying to find a lender who can accommodate my needs as most lenders I have spoke with offer the same traditional financing as the general market.

Traditionally it was know as a retirement state and now has been at the top of the charts for rent and appreciation increase.

Banks do not charge points on their traditional loans only if your buying down the rate.My advice would be to get another quote and also look at doing a non collateralized personal loan so that they next funds if needed are not attached to one of your propertys as a second lien.