Because I would be building a separate residence do you think I could finance this via construction to traditional mortgage? 

As a mortgage broker, I can tell you that *most lenders* have a 6 month seasoning period before you can refinance using the new value.

If you had a spare $150k I assume you could lend it to the buyer if they got a $250k mortgage if the lender would let you.

It really is a minefield out there.I know everyone likes the convenience of the web, and they are tired of hearing it, but this really is a business based on relationships, not online anonymity.

I am an investor and mortgage broker in Charlotte.

Standard 30 year mortgage How did you add value to the deal?

I'm aware of the online sites like realytrac, but want to get listings that have not been taken back by the bank yet. 

A good commercial mortgage will want to see a T-3 reflecting the stability, so call it 3 months if you want good terms.

Somewhere along the line between Facebook, Instagram, and forums I think Quitclaims became the norm because people pitched them as if they are quicker or easier to record...there's no effective difference.To your other point, I would think that if your brother/SIL are on the mortgage and if they transfer to an equally owned LLC among 3 people (33.33%), and IF they are in a community property state, the argument would be that the "community" still has a controlling interest (66.66%) and thus a real change of ownership would not take place even if transferring that property to an LLC. 

The home I have on the property currently is on a 30 year refinance mortgage.