. - Cash-out refi seasoning requirements will vary, from as low as 3 months to sometimes much higher, 6, 9, or even 12 months [so if you buy with cash and plan to refi, you should have the flexibility to have your capital tied up or a plan in place prior].- I advocate working with local lenders to the market you'll be buying/investing in, but in the long-run a relationship is going to be more important than the locality so working with someone who can lend in multiple states (or all 50!)

@Caleb WestWish I could help more, but I've never been in your shoes.

Luckily I had cash to pay down cards (but this tied up my cash).

My property maintenance is not tied to payment of rent.

The services are close to the property and he believes that the developer will be able to tie right in. 

He does not tie himself to just buying a place for buy and hold.

For a 1500sf house with crawl space to enforce the foundation with Simpson Strong-tie Retrofit, a contractor quote me $10k while HomeAdvisor.com quote average in my area (zip code) is around $4.5k.  

If one were to have 6 figure equity, not many ties, other than family, to current location, some handyman type qualities, some real estate knowledge...

2 - With all of our cash tied up in our current BRRRR's I am going to have to get creative with the down payment and closing. 

I would personally tie it up and then complete your refinance while you are under contract.