You are just starting out. you want to invest out of state, not locally.You want to skirt/evade the law.You want to engage in a rent model that requires a hands on referee at all times, remotely.You want a rent model that has strangers living with each other, raping/murdering/stealing from/harassing each other, without any ability to intervene.  

You're remarkable! 

@Jason Fitzwater for me, it was personal use (limited) and the ability to go up on a weekend and tackle smaller projects.

As I said in in the intro, it was not a commentary on their ability as agents, just on how they are presenting themselves in the forums.

Stessa is great if you are an individual and you are just trying to track the income and expenses on your rentals.Unfortunately, for Stessa, they do not have the ability to generate a balance sheet which makes it a no-go for any business.

Therefore whether its a "cash" or financed transaction, it shouldn't matter for the seller unless the seller doesn't want to deal with the financing contingencies/feels a buyer who is reliant on financing will be a risker transaction or they are a wholesaler in which many times complicates the ability to utilize financing. 

Private money lending offers the ability to structure deals in ways traditional lenders won’t, such as faster closings and tailored terms like interest-only payments or balloon payments.

If your refi requires 30% down then your Price + REhab + Holding is going to have to be < 70% of ARV.That said a successful BRRR does not require that you recoup the full 100% of your investment IF you have the ability to leave some funds in the deal.  

You also asked if you should put your own house into an LLC.Yes, I think getting a Home Equity Line of Credit is a great way to get access to that equity and only use and pay for what you need.Putting your own house into an LLC may affect your ability to claim homestead taxes so you may not want to do that and may also affect your home insurance.However, putting your fix and flip into an LLC can reduce your liability exposure but make sure you also have the right insurance on the property while it is being worked on.

But my pricing is fair based on the comps so what I am realizing is that the area requires a stiff negotiating ability.