*Advise Needed*

Real Estate has been something that I have studied extensively for the last 5 years. I have devoted myself to countless hours (4 hours minimum - daily) to build up my real estate competency, so I could minimize loses and learn from other's mistakes. This was big for me, because I come from humble beginnings and knew I had no connections, so I knew I would have to make every dollar count - no room for error. That said, I sold my personal home in October 2021 and have been looking to dedicate the proceeds to my real estate ventures. I have found an out-of-state portfolio in Mobile, Alabama I am interested in and actually have a contract on currently. I want figure out a way to make it work, but am afraid my 'lack of experience' will make doing the deal almost impossible. The deal is a solid deal. The ARV of the portfolio is $780,000, the purchase price is $260,000 all the properties (20 doors - 16 SFH & 2 duplexes) are in fair shape. Every door is rented, except one unit, which does need work. It is worth noting multiple houses and duplexes are one parcel. The gross rental income is currently $6,600/month, with the potential to increase rents. That said, I am struggling with a financing method that has me coming out of pocket for less than ~$52k. I want to keep the out of pocket cost to less than $30,000 - $35,000. The plan originally was to get a 90% PP/100% rehab hard money loan then fix up the one unit that needs work then refinance with a bank, but I keep hearing the PP per property isn't enough to qualify for HM (which seems odd, why would they not at least look at the homes before deciding that - if it was a $300,000 home that I got for $20,000 in fair shape that would reduce their risk). So that has me stumped a little. Then the next hurdle will be the refinance piece. From my understanding multiple houses on a single parcel is tough to appraise, therefore, tough for a bank to finance. A solution I came up with is during the rehab process is to split the parcels up and just roll that expense into the "rehab budget". This deal would be huge for my start in real estate and want to know if there are avenues I'm not thinking of to get over the finish line on this opportunity.