I say all this to ask my real question: How the hell do I present this professionally to a person or institution so they can feel reasonably inclined to take a chance on me and the deals?

If development is the selection, utilize proforma analysis and the schematic plans produced by the design team during the entitlement phase to introduce the project to institutional debt and equity sources for determination of underwriting criteria and to obtain initial terms sheets and commitment letters for financing. 

Having said that, I would strongly recommend (for a number of reasons) that you speak with a lender/broker who’s well versed in VA loans, rather than trying to go through an institution like quicken/USAA.

Originally posted by @Tom Gimer:@Patrick MartoneIf you refi out of your HELOC, your line of credit will be closed and you will no longer have access to it.If you have a bunch of equity in the subject property, you could ask the bank to increase the line OR or you could get a new first and at the same time pay down and subordinate the HELOC.Hmm,  I'll have to double check, but the fine print mentioned something about getting up to 3 fixed-rate loans. it seems common across different institutions.

You could also cash out refi with a variety of lending institutions.

Even if they institute their new 1.2%/yr funder's fee as filed with the SEC this month, the max that would generate is another $600k. (1.2% of $50mil)Assuming the average GF loan size is $150k, the most the company could offer as a Tier II would be about 333 loans/year or 27 loans/month. ($50mil / $150k) GF currently is offering around 20 loans/month so they can certainly reach their legal max in short order.

That's true; I meant commercial bank loans vs conduit or institutional debt. 

There’s nothing wrong with running your circumstances past a loan officer to see what that financial institution might be willing to do.

We are really good at review - we typically have internal accounting departments at our clients looking at our work and other big 4 firms looking at our work (sometimes the partners in the deal are big pension funds and institutional investors who all seem to use big 4).

When there's seller financing under those rates/terms, us institutional lenders can't touch it, not even close!