If you can refinance and just pay off debts you can take out a personal loan after the refinance up to $50K.

I reached out to realtors in my target area, & they set me to receive emails when multi-family homes in my target price show up on the market. 

I personally have used a heloc to purchase and renovate an investment property, like you mentioned I cashed out at the end and paid back the heloc. 

A Comprehensive Guide to Homebuying, it's essential to be thorough and methodical to ensure you're making an informed decision but draw boundaries, it's okay to open built-in closets and kitchen cabinets to assess the property, However, respect the seller's privacy by not invading their personal space, such as medicine cabinets, storage boxes, or clothing drawers,Interior:Architectural style.Bedroom and bathroom count, size, and location.Closet and storage space.Number of floors.Sightlines and general floorplan.Appliance age and condition.Light switches and socket count.Plumbing and water pressure.Natural light and views.Noise levels.Stairway width and type.Porches and decks.Garage and parking capacity.Proximity to neighboring homes.Remodeling opportunities.Exterior:Roof and siding condition.Landscaping and outdoor maintenance needs.Additional Considerations:Take notes and photos during the tour.Use your five senses to assess the home's condition.Ask your real estate agent questions about the home's features, flaws, and market conditions.Red Flags:Overly scented rooms.Water stains and damage.Lack of maintenance.Foundation issues.Sagging ceiling.Fresh paint that may be covering up issues.Final Tips:Be prepared to make multiple offers before finding the right home at the right price.Stick to your budget when making an offer.Don't overlook potential red flags just because you love a home.

We've never used hard money or personal loans before, but do have 2 cash-flowing rentals and a primary.

There might be only one person in the whole show with 100’s of vendors and and thousands of visitors making money.

It all comes down to personal preference. 

Unfortunately, companies have the upper hand and can hire a nondisabled person easily. 

I do enjoy the built in skip tracing feature (12c per skip) which lets you know if the owner is on the DNC list and also if available provides email addresses.

No the fact that the title to the property will be in an entity instead of a personal name does not erase the debt from your credit, and a lender will still factor in the mortgage payment towards your DTI.