Quote from @Jack Matthias: Hi Josh,Curious why the Heloc as this can be done with better terms going the conventional route. 

The technical term is Sound Transmission Class. 

the company I went with was 12k and performed high quality work.

However, very glad that we pivoted to mid-term rental approach around $4,500 to $5,000 that has helped address vacancy.

Also, no counties in Texas prohibit long term rentals.

I suppose they would be able to help me figure it out but I’m still trying to determine what is the best way to fund something like this and would it be better to sell off the entire purchase once split into separate parcels or is there a way to structure a deal as to where I could sell off some of the land to repay the loan/investors and also retain a portion of it to develop with my own short term rentals.

In terms of incomes I use the 30% rule.  

Feel free to reach out if you have any questions.The Short- Term Rental Loophole ExplainedThe Short- Term Rental Loophole Explained

You will be performing mortgage fraud by not including them on the list of contractors who worked on the property when the title company asks for the list of contractors.

To answer your questions- 1) How are the townhomes/condos in terms of appreciation?