I would take out a HELOC on your primary and utilize the BRRRR strategy. 

You are a pro member so you can utilize it. 

And 100% agree with regard to utilizing resources beyond the internet.

Some numbers should be fairly easy to get pretty good estimates (e.g. property taxes and insurance), also who pays utilities?  

Take photos or video and bonus points if your new tenant appears in the photos or video- Tenants Personal contact info (cell and email)- Tenants Emergency contact info - Proof that utilities were moved into tenant name.

It sounds like you don't want to spend the money on a cashout refinance without a deal lined up which makes sense as you will be paying interest on the money borrowed, whether or not you are fully utilizing the cash that you pulled out.

I live in the US, but I did make an investment Out of state utilizing a turnkey provider (see post below).

If you are paying the utilities for the tenants, that is one reason....~$800/mo for taxes is high...any chance that's an annual number input as a monthly number?

With ARV at 135,000 at a maximum loan of 70%, you can borrow up to 101,250 which means, in this scenario, you could get the 85% of acquisition and 100% of rehab, i.e. total loan amount of 83,750 with an initial release at close of escrow at 63,750 which is 85% of acquisition, and, the rehab holdback of 20,000.15% of the 75,000 acquisition down is 11,250 and closing costs are likely ~3,000 so you initially need ~15,000 to closeAfter close, a prudent hard money lender will require reimbursement style draws which means you must first complete at least phase one of improvement/rehab to the property before drawing down on the rehab hold of 20,000.With only ~5,000 left over after close, you don't have much room for soft costs like utilities, nor much room to get the rehab started, nor much room for the monthly debt.

Utilizing realtor connections can be helpful.