I was turned down for a HELOC with a different lender (a local credit union who would've given me more credit, but determined my current debt-to-income is too high, especially since the rental property isn't generating rent at the moment).I know that I can do a cash-out refi on the rental property in a couple months.

The idea I've seen and heard is that you create an individual LLC per investment property you own for a couple important reasons. 1.)

Historically I have seen a spread of 5% between bank and alternative lending rates, which coupled with the slightly higher origination costs has led me to utilize bank financing.

The price point that tends to work best in this area is in the low 300s, and with the 100k a year, you could probably pick up 1 LTR that cashflows a couple hundred a month each year.

ST Other commentators are right here - hard money likely possible, but most hard money lenders really don't like funding a renovation mid-project - large preference or policy to only do one loan upfront covering the purchase/renovation fully planned out. 

Your coach should preferably be teaching "one on one" or you get lost in the crowd.However, if you have lots of time and like research and aren't particularly concerned about capital return, you hit the books and everything is there.  

I would appreciate any other advice or expertise on the first couple of steps I should take to get myself in the right direction.

I generally prefer empty properties because, no matter how much legwork you do, you can't be 100% sure about the tenant in the property.

All three houses cashflow and she is not interested in selling at all as this is her retirement plan and main source of income, however due to excess cc debt, a high DTI, low credit score and lack of financing options, she is extremely cash poor. she is at the point where she could and I think should declare bankruptcy on those cc's, and move the houses out of her name. in order to get financing, all houses need to be in LLCs, which they aren't.in order to kill a couple birds with one stone, my mind goes straight to 1.

Of the platforms you mentioned, which do you see as your preferred method?