You could do a standard option contract…how big is the parcel?

But since she is still a first time buyers we are still getting low down payment options. 

Hey Devin, lots of available great options.

Sounds like a good problem to have and you have several options but here are 2 good options:1.

While you await your cash-out refinance in Virginia, exploring a hard money lender (HML) is a speedy option.

Submetering is also an option.

One of my main flipper clients *sold 8 million for him roughly $200,000 of commissions is actually a licensed agent, selling a property is about much more then cutting costs and its actually rare to see people go for the cheaper options out there.

@Anna HoweConsidering your upcoming move and the challenges of long-distance property management, selling your home in Winnemucca might be a better option.

From my research it seems prices have gone up a lot in recent years so I am wondering if this strategy is still a feasible option for someone looking to start with a SFH for 150k or below, adding value with a rehab and getting a high enough appraisal to make it work. 

Hi Sammy,Glad to see you taking steps in your real estate investing career, it helps to get reps in and learn.As for what you should do, your title states that you have "little equity", does that mean there is little equity in the Florida property or you have little available for another equity investment.I'd caution a refi with little equity, as stability in the early stages of your investment career is crucial to long-term success, try not to over extend yourself and potentially end up behind.Having access to investors and partners is the name of the game for scaling and limited funds, if you have access to investor capital, working with a wholesaler to acquire a flip may be a good option just be mindful of the risks of as-is properties and having investor capital at risk.