Hey @Phil Shelton - I'm a broker & investor based out in NYC. 

When I say low risk I guess I am more trying to say I don't want to risk losing the house, at the end of the day I will evaluate the risk level of any options and make my decision based on comfort levels.

The last time I used subscription services to build lists and / or research properties, was at least 7-10 years ago.

^this is assuming you want to refinance based on the full fledged value after rehab/value add.

This makes it a more accessible option for first-time buyers with limited funds3.

I told him I would pay him in full if he provide a lien waiver,I am wondering if we do not get a lien waiver, what are the options I have to get it, do I need to hire lawyer?

Hey Kelly - I am based in Charlotte and will help however I can.

Marketing options for available listings. 

I'd also really appreciate any thoughts on choosing a big national bank vs. a smaller organization, as well as advice on how to filter through banking options to find a good fit. 

Your rent of $800 is really reasonable, my advice is still to continue increasing income, decrease other expenses (cancel unnecessary subscriptions, cut down on going out, all those little things add up to a lot.)