This should only cost you a couple hundred bucks.

I contacted Lake Michigan credit union and was told by a couple different people they don’t do refi for out of state investors, any ideas about this or other suggestions 

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.

The hit jogged me just a little bit and added just a couple more things to my trauma list as a child. for the next couple of months i began having memory flashbacks to memories that as kid were suppressed.

You're right, a quick search for therapy/emotional support pets turned up some great results including a post by from @Mindy Jensen a couple years ago.

Doesn't necessarily need to be something monetary but even the possibility of hiring them for your properties could be value.After a couple times of doing these, you'll have a better understanding of the process... but there will still be variables (labor, materials, your exit strategy also carries weight as well, whether you're going to fix-and-flip to a retail buyer or rent it out.)

I use it often and have so for the last couple of years.

Two companies that I would recommend for Turnkey investments are Memphis Invest and Maverick Investment and have been talking to them and listening to their shows for a couple years. 

I listen to the podcasts and have been lurking around BP for a couple of years, but would never take any real deep dives.

Getting married will simplify the process, otherwise it is the same as you buying a property with my HELOC.