You will have a leg up on the competition where it's a stand-alone. 

However, it’s important to price competitively and be prepared for buyers to request concessions.

Are there any tax advantages in doing it one way or the other?

Through the LLC structure it is possible to take advantage of the existing mortgages modified first at 4,125% 22yers and 1%, yes one percent, for 40 years.

(Hint - go on VRBO and see what your local competition is charging). 2) How much do you intend to put down?

Encourages Larger Investments: By offering higher returns at higher tiers, you incentivize investors to allocate more capital to your projects.Builds Long-Term Relationships: Investors appreciate being rewarded for deeper commitments, which helps foster trust and repeat business.Scales with Your Business: This structure can align with the complexity or scale of your projects, ensuring that you have the resources you need while staying competitive in the market.Key Benefits to InvestorsSecurity: Deals can be secured by tangible assets, such as a deed of trust or promissory note, providing peace of mind.Flexibility: Payments can be structured to suit the investor’s needs—monthly, quarterly, or upon project completion.Attractive Returns: With returns starting at 15%, investors often see better yields than traditional investment vehicles, like stocks or mutual funds.How We’ve Implemented ThisThis structure works particularly well for our large renovation or development projects where multiple investors may be involved.

That's a powerful advantage that many financial advisors might overlook.💡 Tax AdvantagesThis is where my tax brain gets excited!

(May also cut significantly into the current cash flow on it)I know you mentioned not doing a HELOC on my primary, but wouldn't it be advantageous to have the ability to pay off the line of credit instead of be stuck in a payment that is much higher? 

Competition remains strong but it doesn't mean your goal is impossible to reach.

Get a gander at your competition and see what they are offering and take it up a notch.You might check Fiverr or TaskRabbit (not sure for interior designer) and see who is out there.They should be able to help you out remotely and without spending a ton of dough.