We want to acquire a few smaller properties to start/practice with and then grow from there.

That is ABSOLUTELY for people without the skill, drive, motivation to step up and rise above the rest and make it big.

I think your first step is to begin networking here on BP and in-person through your local REIA's and REI meetups.

I agree, sounds like the most practical way to get it done. thanks @Pratik P.

Disclaimer: While I’m an attorney licensed to practice in PA, I’m not your attorney.

But maybe worth checking.Disclaimer: While I’m an attorney licensed to practice in PA, I’m not your attorney.

I don't know why you're having a difficult time finding a bank to do a refinance for your investments.This is a very common and typical practice so I would suggest calling a few more banks or credit unions.

You don't NEED a realtor to complete a residential real estate transaction although they can certainly be helpful - it just depends on your comfort level with owning all the steps yourself.   

What steps am I legally required to go through?

Plus...escape velocity...Episode 113 – Jay Papasan - Very practical slow and steady adviceEpisode 221 - Tim Shiner - his concept of equity build up and "shearing the sheep" shows some of the flexibility of real estate vs a 401k Last but not least, I also recommend all the tax advice given by my fellow CPAs on the BP Podcast.