However, if improvements were substantial then indeed a Cash out refi will be your best bet, and depending on your credit score, and cash flow you will be between 75%-80%. 

I really see Columbus Ohio as an extremely safe bet for the next 10-20 years.

I think its not a terrible idea at all and should be pretty good idea actually.I'd recommending reading this "House Hacking" book from the BP Bookstore as your best bet for next step and understanding this process!

Im looking to do a BRRR or even some lighter renovation and will need someone trustworthy, communicative and good with out of area investors! 

This seems very realistic, honest, and trustworthy.

You bet!

Now, I would of course be vetting buyers and making sure whoever purchases the deal has a solid track record and is a trustworthy individual/company first, but things happen.

It might help pay for your expenses if you house hack but I bet the number of markets a 3.5% down payment is cash flowing has shrunk significantly over the past 2 years.

Talking to a local like Greg will always be your best bet.

I didn't stick around to see it sell but I'm betting it went to the plaintiff.Here's a question... if you could successfully line up financing in the period between the sheriff's sale and the confirmation hearing, could you close with bank financing?