Hard money lenders won’t go low enough for the amount I need (65k total for purchase of 35 and rehab) or want 15k in liquid assets!

It is totally transparent to you and does not impact your return in any way, other than your cost for servicing.

If not, totally cool! 

Don't let that number 1 be the total number of posts here.

If you have 500 k in equity total with 3 properties and you want to buy a fourth for 200k,  can that equity be accessed without refinancing the 3 properties already owned?  

Totally not a real estate question, but I know there may be people in the forum that may be able to chime in.

3)  Do you wait a year to renovate the property (considering question #1)4)  If you do wait a year and you use hard money to purchase the house, do you take out a traditional rehab loan at the end of year one or continue the hard money loan till the end of rehab (16-18 months total)?

That way your not relying on reaching a certain pay down amount.

I totally get that it would be a lot of time and money to lose after putting in so much work, but try not to worry, just keep doing what you’re doing, and offer her this opportunity to save money.

Sub 100k properties are a different chapter all together; my theory is that a property value (which is comprised from land and improvements) for a total of 100k implies negative land value, because a 1000 sf structure has some intrinsic value that can not go below 100k as long as it is functional.