I'm already looking ahead to my next flip.For the first one I was working full-time at a bank, and didn't have the time to organize it 100% by myself, so I hired a GC.  

Hi everyone, looking for banks with little or no seasoning periods for brrrr cash out refi in Michigan, Grand Rapids, Muskegon, Detroit 

A slight nuance - I've won a couple auctions (Auction.com) but before I closed, the owners brokered a deal with the bank and my closing was cancelled.

In the process of being kicked out of my girlfriends childhood home and her mother supporting her own parents and and house payment splitting it with her sister including lawyer fees to keep the bank at bay for as long as possible before eventually being kicked out they still found the time to help me with anything that i needed from groceries to a ride to work and asked for nothing in return.

You can make it clear to the tenants that they will be held responsible for excess damage or waste caused by the animal,  just as if they themselves did it.While you need to be careful to avoid a claim of retailation,   maybe schedule the next couple rent increases to be a couple percent more than you otherwise would,  and bank those funds towards expected greater turnover costs.  

For the loan, I would plan on talking to commercial loan departments at various banks since you have 6 units. 

The trust will hold title, and title insurance, although the bank will still apply the note to your personal name. 

If your using financing the bank requires this.

If so, is this as simple as her drawing from the HELOC and wiring the funds into my bank account so I can complete the purchase under my name?

But if I would get a loan from a bank now and the property goes down later then is more predictable since the loan is already fixed in place, but if it goes down before I get the loan, then I might not even get a loan.