It was a real pain for them to get an appraisal because every appraiser was so swamped.

And looking into some new building innovation to potentially do some build to rent locally and in other locations at a really low price that I should be able to basically BRRRR each one but as a new construction at a low build cost instead of the Rehab, but will still appraise at normal housing prices so I should be able to refi right out of them with $0 money left in them.

I’d like to get my 70% back with the refi which would be maybe $45,500 leaving me with about 5k of my own $ in the property after paying closing costs & appraisal. 

From my experience its based off of the assessed value which is 25% of the appraised value.

This way I don't have to refinance (pay twice for fees, closing points, appraisal, etc.), so I have to go for the purchase only. 

You should only need to pay for an appraisal in the beginning.

My Aunt would like up to 1/2 of the appraisal price for her share.

They were only willing to loan up to 70% of appraised value including current mortgage amounts.

@Tim Delaney we are currently approved for a HELOC of $380k (the appraisal came way lower than I had expected).

I have 6k saved in my house fund and got my house appraised for higher and got approved for a heloc of 45k.