Different lenders have different requirements however the pool of lenders get larger when your loan amount is over 75k and you have held the property for 6 months to a year. but you can absolutely refi a property in less time and for a smaller loan amount.

The window was originally cut in the foundation, there is metal frame still attached.

They haven't held up as well as I would like in my rentals, and replacing cabinets and countertops is not something that I want to do more than once in a 5-10, or even 15 year hold. 

This was actually a pocket listing that needed to be bought quickly due to an ailing owner.Im not sure if you would want to look in the area but its a thought.One recommendation are calls to burned out landlords or owners who have held for 4-5 years in predominant residential rental communities and see if you can buy as a lease to own option or owner finance to get you in cheaply.

It starts with a self-directed IRA held by a custodian, but the IRA simply makes one investment into a specially designed LLC entity.

Held that position for 4 months then cash-out refi into 30 yr fixed @ 5.190% How did you add value to the deal?

It may be easier to do a Reverse Exchange where the Relinquished Property is held by the EAT/QI - since the entity borrowing the money will never have a change of control nor will there be a transfer.

First few properties all cash will make monthly income more, making financing easier to obtain by self.Hard to find trustworthy highly held accountable blue collar investors or contractors.

I want to make sure we are not held responsible for any of this when our lease ends. 

I found myself in the same predicament years ago with my old 401k held a Fidelity.