Then use the 20-30% downpayment I had on a duplex / quad that cash flowed well.

The loan officer says the refinanced amount would be 75% of the purchase price and not the new appraised value after rehab.In this case, is it a bad idea to transfer ownership of the duplex into my family member's name and then purchase the duplex back but this time financed? 

Are you wanting to do some rehab and bring the value and rents up and then rent it out? 

If you live in warmer places this probably isn’tAn issue as much but I’m done with the variable factor of tenants putting the heat on 80 degrees and then leaving windows open when it’s -25 out.

Get the lock that also has a hole for a physical key  and then have a good ole fashion lockbox with the key in it as a back up Example of yale with key Dont get one like this without a keyGOOD LUCK!

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Then, once I have that information/proposal/etc. prepared, how should I approach investors?

If the properties are split into more than one LLC, then each LLC will need its own accounts.Checking: collect all income here, then use it to pay bills.

Then whatever city/state you invest in I would tell you to make sure you do your research on the different areas.

Then the cash flow starts recovering against investment