I have been looking for contractors but am having a hard time finding some that will show up and also not cost an arm and a leg.

I would NOT do a balloon or an ARM.

My husband is skeptical and feels there is no safety net if the person we lend to isn't able to keep their end of the bargain (he is in finance... specifically he's a quantitative risk analyst).

Total costs were about $150k (though a lot of that is management fee paid to myself, so its a charge to the property but income to my management arm, but whatever). 

@Frank PerazaDepends on who/what you quitclaim it to...Quitclaiming to a business entity in which you have an ownership interest, generally speaking no.Quitclaiming to your child or friend in non arms-length manner in which fair market compensation or consideration isn't received in return, generally speaking you'd have gift tax exposure.Lifetime exemption comes into play if the dollar value of gift exceeds the annual exemption per taxpayer per donee.

These ARM mortgage with little down will precipitate default during refi.

We found a real estate agent through a nationally named real estate company who was willing to find properties for us (this one through a wholesaler), had connections with contractors to perform rehab work, AND had a property management arm within their office.

and the Cash out is more what I'm leaning towards now looking at it with both option it would be around the same payment every month but the HELOC unless I payed extra on the principal I would never really be paying my balance down with Refinance I would be putting some towards the principal, with my local bank I can get 75% LTV and on a 7/1 ARM it would be around 3.625% interest Rate.

The best we can do with a 70% LTV is 5.75%, more like 5.875%.A portfolio 5/1 ARM would be 5% with a 1.5% fee.If you can get 5.258% or less on a rental duplex with no buy-down, lock it up! 

Originally posted by @Michael Mulholland:what are the best lenders to refinance a property in a LLC or corporation, essential;ly a commercial mortgage Depends on what you're looking for (ARM or fixed, lowest rate vs lowest fees) and the property and the borrower's credit, and the list goes on and on.Stephanie