The agent turned down a seller financing option - although it was not ran by the seller - because the agent said the seller is so done with the property that she wants nothing to do with it at all.

Meanwhile, explore options with other STR PMs. 

Your best option would be to refinance your loan (if any) and get a construction loan for the improvements.

Unless maybe you have an option on the purchase of the real estate or something.

Right now I am just looking at my options, nowhere specific too specific.

Lots of loan options can close in an LLC, helocs usually need to close in your personal name.

Choose the Right LocationProximity to Campus: Prioritize properties within walking or biking distance to minimize transportation costs.Safety and Security: Research neighborhood crime rates and local security measures.Access to Amenities: Look for nearby grocery stores, healthcare facilities, and entertainment options.3.

I'm open to helping you explore your options.

Quote from @Patricia Steiner: There are several lenders who offer low/no closing cost options for first time homebuyers.

Don't be so quick to indebt your paid off townhome until your learn creative financing and review all your options.