NO owner knows of creative scenarios (sub to, seller gives a 2nd note for their equity, seller takes an option to sell...).   

Start there it will offer many more options and choices than the 'loan officer' at your bank branch.

The other option is hard money, how good of an idea is using hard money for my first deal?

Quote from @Geoff Anfuso: Hey @Sunny Karen,I think a lot of my experience would echo the other positive reviews of the Upside operation.

@John Haelig,From what you've written, I think your first option is to look at 1031ing into a passive investment of some stripe. 

Mathew, From my perspective you need to talk with local real estate investors and a quality realtor to determine what is needed as well as paint choice options.

The pension amount at age 39 is not enough for me to feel comfortable, so my long-term plans are to start a small business and invest in real estate to position myself where I don't even need my pension, and it's just a bonus.

Pricing and rates change constantly so if you are seeking cash out of a rental property you can entertain a second DSCR equity loan up to 70CLTV to keep your first in place or take a look at a full new cash-out option.

Plus, there's still so many positive cash flowing and 1% deals here in Columbus Ohio.

For the rehab loan, I would look at options longer than a 12-month loan.