It'll be easier to line up a hard money lender, if you go that route, if you've already run the numbers appropriately to find a home with potentially high value in the right area.When building your team, especially with contractors, make sure you're hiring licensed and insured folks - we work with many Indianapolis residents and out-of-state investors who had us assist after previous investments were compromised due to the lack of financial security with their boots-on-the-ground team.

In order to secure more favorable long term financing I deeded the property to my personal name before beginning the refinancing process.Also When purchasing vacant properties always budget for the unexpected. 

As a lender, we want security.

In hindsight, I should have done more to secure better financing and kept all 4 as rentals.

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

Is there some technique or finance trick that would allow someone to purchase multiple homes at once if they just the 20% down?  

Most don't truly understand the legalities of things and many new lenders don't know how to secure their funds properly.Both can be good sources of capital.

I have read in Brandon Turner's Rental Property Investing book of his technique of giving multiple offers on the same home for the seller to choose from.

Hard money can do almost anything, provided the collateral is sufficient security. 

.), security (cameras, noise detection, security policies, etc), cleaning and upkeep would be provided by me and my company for the duration of the lease.