It depends if you have a lien on title already (a mortgage or hard money loan), but I would either do this as a hard money refinance or a DSCR cash-out refinance to pay for the reno. 

I spent so much money trying to bring that place together that I am literally tens of thousands of dollars in high interest credit card debt.

AVR was good and we pulled 90% of our money out at refi time.

For me it's capital, I have more leads than I have money. 

If you want to buy a home and live in it for a few years before renting it out, I will look at low-money down conventional/FHA options; if you cannot qualify conventionally with your DTI, I would look at DSCR loans.

@Nick BednarczykI think people also need to understand that fed rates are not directly correlated to mortgage ratesMortgage rates are more in line with the 10 year treasury which could remain high if we continue to spend money like a drunken sailor

Or maybe you end up doing all the renovations and management while your princess of a sister does nothing but spend the money on new shoes.Better to be your own man and make your own path.

I’d recommend getting terms from private and hard money lenders.

As long as you can later prove that this money did come out of your pocket, no issue.As far as your logistics question, let's flip it and consider it from the buyer's side.

Are you looking to lend your money directly?