If they see that you have experience and a good credit score, you’ll be able to pay less money up front, and get a more favorable rate and terms.See here for HMLs:  https://www.biggerpockets.com/companies/hard-moneySee the following links for more info:https://www.investopedia.com/terms/h/hard_money_loan.asphttps://retipster.com/hard-money-101-everything-need-know-getting-started-hard-money-loans/https://www.thebalance.com/hard-money-basics-315413https://www.biggerpockets.com/forums/49/topics/156082-how-hard-money-loans-work-in-detailhttps://www.biggerpockets.com/forums/311/topics/164132-hard-money-loan-example-explanation

@Greg Heroy, When you're in a competitive market, my best deals have always started by seeing opportunity where others did not through knowledge of the market, and being a more efficient operator.

However, I also see companies advertising a more "all-in-one solution", in which that single company provides all of the services and investor would need to take a distressed property into a fully-rehabbed, rented, professionally manged investment.I'm wondering what experiences you have had with these all-in-one companies?

The numbers are found on HUD's website under FHA Maximum Mortgage Limit section. 45 day COE is recommended because there are a few more steps to complete compared to a more traditional mortgage that can close in 21-30 days.  

Our target market is a more affordable town in south Texas where my relative lives.

Our best idea so far is to put up a more private fence around this, rent out the current house (tenants park on street), then have the rest of the property, including the entire driveway, to ourselves.

Hard money loans tend to have much higher interest rates and by refinancing it via a more traditional lender those rates would be significantly lower, therefore, lowering your monthly mortgage payment. 

You can setup your business account and it will allow tenants to pay through ACH or credit/debit card.Bank-to-Bank:  Zelle works great with the major banking brands but if you use a more local bank then it might not be available. 

I think using the BRRR strategy in this manner is a more effective use of HELOC capital.

@Bryan Devitt so you're saying another strategy would be to sell the house and use the equity to fund a more expensive deal or multiple deals?