I can't speak for others, as to if they would lend that amount, but I do private lending in NJ and I would definitely entertain this loan.

Leander Springs, a 78-acre, mixed-use project with retail, restaurants, entertainment, hospitality, office and residential components, is coming to town, Leander Mayor Troy Hill announced Oct. 15.Located at the southwest corner of FM 2243 and 183A, expectations are that a fully developed Leander Springs could be valued at $1 billion, according to the city.In addition to commercial development, up to 1,600 units of multifamily residential development are proposed for the project, according to the city.

Have you seen any courses / webinars etc that explain in simple steps how mixed use entertainment destinations are developed?

Forums are for entertainment purposes, not legal advice. 

That leaves the low property tax, no income tax, cheap utilities, no weather related expenses, tile roofed, stucco sided, median property age under 20 years, cheap insurance and solid foundations Las Vegas properties with lots of entertainment, very cheap flights and a good quality of life. 

The key is adding value somehow, and it might just look like setting up a well organized, entertaining and insightful night for everyone.

The third bank would only entertain a 20 yr loan with commercial terms, 5 yr balloon, not even need to refinance BRRR yet, but the numbers won't work on that short a time, and I was actually approved on that.

For rehab funds I've used both Discover and SoFi personal loans, one day funding and no fees at all,  but they do require good credit.Another solution would be seller financing if the seller would entertain that.Good luck!

I hope someone can help provide some guidance on this , even entertain enough tow rom on project together.

She just bought it so unless something has happened in her life, you may go through many iterations and find she does not actually want to sell and has been entertaining your idea to be polite.