Money is good, consistently pull-in say $150-$200k although being extremely busy with very long hours.

If the mortgage is not paid the first position mortgage gets 100% of their money before the 2nd mortgage/HELOC sees a penny.

HUD Reasonable accommodation paperwork which is usually filed for an Emotional Support Animal.  

If the agent won't give you the money back, talk to their broker and then go up the ladder from there.

There are several apps that will report credit lines to your credit report without getting you into debt.One is called "Self": You sign up for $25 a month for 24 months, it reports to your credit as an installment loan... the kicker is that after the 24 months they give you back most of the money that you paid in.

Let me know if we can help support your sale in anyway we have a 1500+ investor list throughout CA & OR.

If I go the hard money route for my first investment property, am I still able to use my FHA less than 6 months later for a primary rental or because I have a property already in my portfolio will it be unavailable?

I'll try to respond to each component of your comment:- My idea of using an equity partnership as described above is coming from Brandon Turner's book "Investing in Real Estate With No (and Low) Money Down," and in the chapter on partnerships he goes through various why someone with cash may want to engage in a partnership.

Did you get all your money back by doing that?

You can get a bridge loan (nice way of saying hard money) for the renovations and then, once all is back to normal, you can get a DSCR or other type of permanent financing done, but I don't know of any permanent financing scenario for an investment property that would allow the property to be in that state.