Although all my properties are outside of city limits so I don't pay city tax only county.

With that specific loan product, you can get the work completed prior to moving in, and with $40k left on your loan limit you'd probably be able to fix the majority of those issues.I completely get taking on a rehab from the get-go may be a little bit intimidating, but one of my other favorite sayings is "let discomfort be your compass" - the more difficult the challenge is the faster you'll grow.  

Limited-Partnership?

There has to be a world where there are more options out there for the consumer/buyer to choose the level of service they want (full service, limited service, and self-service) and effectively get back part of the buyer agent commissions as a form of a refund -- or just have more leverage in the transaction because they aren't represented.Thoughts?

Seller finance is also a potential possibility, I'm just trying to not limit myself to these alternatives if possible. 

Most cash out limits are 75% anyway.  

P.S I'm not a W-2 worker I'm a bit limited when it comes to Banks. 

The main limiting factor is that your primary residence is a singlewide.

Claim is taxes are only going to go up….better off paying the taxes now and having full control of your money.Or, is it better to move the funds to a solo 401k - which still has restrictions, limits you to non-recourse loans, yet holds off the taxes?

I am in a small market with limited options for management.Hope this helps!