Over time, cost of insurance, monthly charges, and surrender fees (which can last 10+ years) reduce how quickly your cash value grows.3.Policy Loan Costs & PerformanceYou’ll still pay interest when borrowing against your policy.

It might be partially reduced via an S-corporation.

Also, I found 2 ideologies regarding such development projects: Use one GC for the entire development or use that GC only for crucial trades such as foundation, framing, roofing , external siding, etc. and use sub contractors for finish and interior work to reduce cost.

But back before rates were reduced below the 100 year average, how many "Days on Market" could an average property expect to be on the MLS before getting a bona fide offer?

You could house hack by purchasing a small multifamily with an FHA or conventional loan, reducing your living expenses while building equity.

Yes this leaves more money in the deal but it reduces my risk and ensures I can remain profitable in a down market. 

I dont see how the risk would be reduced on second mortgage unless you are planning to hold the property in some type of llc.

The ability to settle with permits in hand reduces risk and is a far more efficient process.

I am worried for two reasons: removing the garage will reduce the value of the homes more than the extra unit will add, and the property value will not increase that much with the extra unit(s).

Now, lenders verify income, assets, and jobs, reducing the risks associated with ARMs compared to the past.3.