Check with your lender first—they may allow it if you personally guarantee the loan.2.

The terms for a 2nd position loan on a rental is 6%, 25 year term,  and 2 points origination fee.  

I’d love to hear your thoughts, advice, or any experiences you’ve had with similar situations.

in a foreclosure rescue situation it can be beneficial but those are the vast minority of sub to deals..

You're definitely not the only one in this religion so there's other people that will likely be dealing with alcohol-free life and navigating that situation.

Second home loan , conventional How did you add value to the deal?

In Ca many loans are done through fractionalization method which is not that common in other states and illegal in some.

You are going to want to find some good wholesalers in your area that can help you find distressed properties, or network/cold call some home/duplex owners in your area to see if you can find a discounted distressed properties, use the heloc to get hard money loan.  

I was told the reserves are a requirement of the REIT loan that we have.

Someone else just told me a similar thing, to make sure that loans can be secured for the property.