Or at that point do I try a bank to repay hml and then refinance from the bank?

Those who remain interested and are willing to fight for your business or at minimum stay engaged, are the type of people you want to work with.In terms choosing an agent, explain to the others that you've connected with someone else who you feel is able to help with your needs (if they even follow up). 

I just want to explain something.

References - I am not referring any names in this post for the sake of privacy for the home-owners and hence the characters in this situation will be referred as -Wife - "W", Husband - "H", Brother of Wife - "B"Attorney (from wife's side) - "A"Property 1 - "P1"Property 2 - "P2"I will try to explain the situation as clearly as possible, please feel free to post below if you have further questions. 

I have about 50k worth of capital and the bank is offering a rate buy down from 4.5% to 3.875% for 3.25 points.

I’ve been told that banks in TX are not able/willing to do a cash out refi on investment properties.

Chris -   some lenders  will not let a HELOC in 1st position.....so watch for this …...most lenders  will not do helocs on  investment  property only on primary residences  ( there may be some exceptions )   …..if these have 2 adjacent tax lots - you prob wont find a lender to lend one loan on both  properties  …..I would recommend  checking with the smaller banks and cedit unions in your area ( n Pierce / s King counties ) good luck

Talk to the code officer ahead of time and explain what you are doing and you want to do everything right. 

Does anyone know of banks (or if it is even possible) that would appraise a 1-4 unit rental property based on cashflow?

Can I use someone else's money (that wasn't gifted or loaned to me) for my down payment on a bank loan?