I realize rehabbing myself isn't scaleable, but it helps mitigate my risk initially by keeping my capital investment down and the house hacking portion means my "investment holding costs" are minimal or 0 because they are absorbed into my primary living expenses.

If I cause the delay, then I'm the one moving back the estimated liquidation date and I want to minimize that.3.

The property does make a minimal monthly profit but not near market rate.  

My average tenant stay is around 5 years, so turns are minimal.  

Under contract for $160k$32k down + closing costs + minimal update = $40k cash paid, I pay $30k with a personal loan/LOC @12% (and have a $128k Mortgage)I cash out refi after 6 months at 80% LTV ($160k - $128k Mortgage - $30k loan - $1800 interest), and i now only have $10k + refi closing costs left in the deal

I do my own work so the cost is minimized. 

So even if your HVAC does go out on you next year for some terrible reason, it will be replaced under the items warranty at no (or minimal) cost to you. 

I’m curious about how you found the money, opportunity, analyzed them, got the right team, worked with budget and turned it into profit that moved you into your next deal.....all the while taking advantage of tax benefits and minimizing taxes.

Minimize my cash left in deal (can I purchase and rehab for 75% of ARV)4.

Interest is going to be pretty minimal on $50.k on your two options.2.