These have generally been easy to do in part because interest rates kept getting lower, so there was benefit to refinancing even if you didn't want cash out.As interest rates creep up, the benefits of using HELOCs rather than refinances to tap new equity will grow, because investors won't want to increase the interest rates on their existing debt.

Why not write a contract subject to obtaining a title commitment with acceptable exceptions and exclusions from coverage?

That being said, you or your attorney need to be sure that no such provision exists in the mortgage. 

Whenever the market takes a dip, we certainly will see companies doing syndications go under, commit fraud, etc.

The existing company may have done all they can short of eviction, so they may have been as stuck as you are, but check to be sure they aren't the ones who created the problem.

My plan was to refinance into a 30-year fixed rate product that repaid both existing loans and also take cash out of the property if possible to help fund my next RE investment.I have been going back and forth on whether to lock-in a 30-year mortgage (loans available up to a 75% LTV) or refinance into an ARM that would allow me to take additional money out of the property (loans available up to 80% LTV). 

Obviously they have no claim on the house so can’t make any commitments with out having ownership of the home.

I do not want someone "cheap or investor friendly" I am looking for someone that is timely yet thorough and detail oriented.I am looking to permit a space that has already been built and add a restroom to the existing property.

Understanding your renter profile can help determine your property management needs, assess whether your existing amenities are well suited for your tenant base, and define your target audience to market the property.TIP: Ask the seller or the management company for as much information as possible on the current renter profile.

I'm aiming to buy an existing business in the US though which would have proof of income that I could show if that would be possible.