A bank may offer 80% LTV rate/term refinances but reduce cash out refinances to 70-75%.  

As for over-leveraging, so long as you retain around 30%+ equity in properties whose rent more than covers all expenses (including up to 70% LTV), would you really (need to) worry about that level of debt?

So I reached out to a hard money lender and a private lender but there taking forever to get back to me and I need to have a offer /proof of funds by next Monday.

The closing attorney would wire funds to the lender for the release amount and they would clear the deed for that specific property. 

This is where you could meet a lender that you can broker too without your own funds.. although no experience maybe a little tough.. could be good to get a job with one first learn the ropes then move on to your own brokerage. 

For 3 years I have been JVing with a partner to buy Mortgage Notes (6 plus to 1ur holding) - simple process of funding to buy the Note, receive % split on income and same doing a % split for selling - all proceeds went back to SDIRA. 

You have a track record of closing on deals, so when having conversations with brokers, definitely bring that up.Here are a few other tips for winning over a commercial broker:Pay them a consulting feeTake them out for coffeeVisit their recent sales and tell them what you do and don't like about the properties as it relates to your ideal investmentProvide them with information on how you will fund a dealConstant follow-up: whenever you perform a task that brings you closer to completing a dealOnce you know how much cash you will have ($225k or $675k), you can figure out the max purchase price you can handle by assuming you will need 30% to 35% of the total project costs in equity.

I personally do not try to time the market and only stick with low-cost index funds.  

I was even just listening to some of the first podcasts today -i think it was show 11 or 12 or so  - on private funding through seller financing and how they highly recommended not even approaching the subject of financials until they had met and talked at least 3-4 times prior. 

If you can get 80% LTV financing then the rule would be ARV X 80%.