You already have a knowledge base in standard rental's, why not solve multiple problems with 1 action?

This option would require assembling a local team as I'm considering forgoing a property manager.D) Invest in a Better Maryland Area: The goal would be to find a property with higher appreciation potential, though I'm aware that the cash flow might not match what I'm currently achieving.Given the unique circumstances of my current investment—significant appreciation, a specific tenant base, and a low mortgage rate—I'm weighing these options carefully.

In my experience “hard” money is used to describe an extreme section of what’s referred to as asset based lending.  

For example, I'd make it conditional on proof in income/employment, etc.You MIGHT also see if there is a customary practice in your market area.Good luck.

They do tend to require more time managing and ensuring that your rental rates are competitive based on current STR availability/rates in your area.

Are we talking $100k or $20kNote that the appraisal is based off the work you put into it and won't be based off market comps for a few years so you are really limited pulling out your capital till 5-6 years and the max LTV for a cash out refi is 75% if you are owner occupied and sign another 1 year occupancy agreement

I was mainly focused on the Class A but they are 175K more for 2-300 sq ft + garages and only get 200$ more per rent per side (this is a 2023 duplex - No garages 3/2/0 1100sq ft per side. these are day 1 numbers with base case rents (rents on a class b are supportable by section 8 where as the other more expensive units would be too much for the same 3/2 .

Based in NJ.

Built in 2003. 3/2 1,800SF Estimated sale price $250-260k based on comps checked on Redfin.

I'd guess $12,000 - $15,000, including the utility work - based on my experiences in SoCal.....