Took us forever to get it released because the bank wasn't getting anything for their work (business loan with residential property used as collateral).

You are borrowing additional money from the bank with this property as collateral.

Most investors want the property as collateral if they are taking a mortgage.

You can get up to $50k.Finally, you could try to find a small bank that will cross-collateralize and accept the equity in your SFD as collateral/down payment on the second home.Bob

When you mention credit being ruined, I thought Hard money is when the house is used as the collateral and not your personal credit?

For example, if you found a great real estate deal and convinced me to contribute 50% of the funds, I wouldn't be interested in any contract from you promising not to steal my money: I'd want a secured interest in the property, likely in the form of a promissory note (describing the terms of the loan) and a recorded security deed (pledging the property as collateral for the loan).

I wouldn't touch cross-collateralization/blanket loans. 

This refiled lien is now behind all valid existing liens and not an extension of the previous IRS lien.The IRS has gotten much more competent in evaluating collateral, resulting in a much tougher stance regarding offers to compromise. 

You are also now responsible to all terms or risk losing the collateral. 

Conventional loans don't care how many flips you have done, they care about ability to pay the loan back and the strength of the collateral if things go bad.HML's are usually reserved for experienced investors (exact requirements vary based on the lender).