We provide transactional funding, but we know a one-day window can be risky.

I've built out a plan with a family member who is in lending who is going to be able to help us refinance our home, lower our monthly payment from what we currently have and reopen a new HELOC to tap into more equity we've built with improvements (bought our house for a steal years ago). 

With how much real estate prices have increased it is unlikely you will fully eliminate capital gains in excess of the $500K exemption (assuming married filing joint) but any improvement costs you have support for can be added to your homes basis will help lower the gain amount 

Others are more patient, preferring to wait for the lower-cost option.Which camp do you fall into?

Does anyone have an experience with lenders that allow lower minimums.

The sweet spot is getting a favorable prepay and taking advantage of the lower rates, especially if you are constantly extending a bridge loan. 

I seem to remember that when you do a non-arms-length transaction for token consideration (I'm certain you would have to have some sort of consideration in the sale...like $10 or $100...ask your CPA/real estate attorney/title company).that you might have to pay the Florida Doc Stamps on 1/2 of the mortgage balance.

You will have lower income and lower taxes.

The 10 Year Treasury Yield dropped to 4% and some analysts are anticipating 3-4 rate cuts before the end of the year towards a 'target' of +/- 2.75% Lower borrowing rates equal increased cash flow, return and refinance opportunities. 

A lot of average "Realtors" occasionally work those deals but aren't MF investors or transact many MF properties.I could on and on but I'm not a fan of super lengthy posts.