One alternative would be to see if the seller will finance the portion that you would otherwise use a hard money loan for.

@Lucas A Riemensit appears that you use a portion of the personal residence as a home office.

Does a significant portion of your business center around tourism or some other industry?

Admittedly, a portion of timing the market was luck, but I'll take it. 

The full build out of the hospitality and residential portions of the development is expected to reach a $500 million investment, according to an April 28 announcement.There are 70 lots for the initial release and more than 40 have been purchased already.  

Eric- From what I have been reading some part of the appraisal includes some portion of bedrooms, bathrooms, how nice the place is etc?

But, I have a 4 unit that the insurance is about $2,500, I keep up with the cleaning in the one small common area that contains the laundry, and I’m expecting one turnover this year which will require a flip with a cleaning which will be about $300 for the cleaning portion.

Similar if non fixed cost inflation is 2%, rent growth is 2%, your cash flow will increase if you have a fixed rate loan because a portion of your expenses are fixed. 

However,if I were able to do that, it's still vital to have a reserve fund for repairs, unexpected fixes, etc.Interested if others have gone this route, or can share what roads they took to raise capital for their investment properties. 

When he files, his cash flow might go to an escrow or a portion of it, depends on the court.