The long and short of it is that the trust would sell the props and reinvest into other income producing assets, and you could draw income from the trust during your life, and then whatever remains when you pass would go to your chosen charity (or educational institution, they reeeeealllly push this on their wealthy alums, but I like the idea of funding a worthy charity, personally).

Anyone who works for a financial institution can be a certified mortgage professional, which means they never got training in mortgages, and don't even know when they are breaking laws. 

If you did this and either held it for a year (I️ believe that is the standard, but I️ would confirm with the banking institutions you want to go with), you could then refinance, pay off your land contract and pull cash out if appraisal came back higher.Your original thought process is correct in that a bank wants the 20% (I’ve seen closer to 25-30% on commercial loans until you build relationship) to protect themselves from fluctuations in value, but they also want skin in the game.Good luck,Roger

A handbook on tenants’ rights put out by the Massachusetts Law Reform Institute says the same thing.

Hi BP community I'm looking for a financial institution that can give me a heloc, on a single family home I bought for all cash that does not require any seasoning period. 

Institutions with good professional programs attract students year round. 

Instead, I would strongly recommend acting as a "bird dog" or finder and then referring the notes you find to an institutional investor for a fee.

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.