I know many in my area never want to work the tenant leads, so maybe you can answer the phone for them, or have press #2 if you are a tenant, go directly to your cell phone.

Have to check your plan, but most seem to have limits of 50% of the balance, or $100k, whichever is lower.After a year (at least with my employers plan) you can repay lump sum.

.,) as the PR most likely will be motivated to sell.If the PR provide's a cell phone number yes, I'll usually send a text...

Whichever avenue you take enjoy it and don't stop learning.

Regarding the message, I would use whichever generic one that the direct mail fulfillment company uses.

As a side question, have you considered structuring the deal so that you own the land outright immediately and simply make support parents to your mom for 30 years (or death); whichever comes first? 

While you want to minimize the financing costs, it also has to be worthwhile for your HML, so you might consider using $100k in hard money, then using your HELOC and/or cash (in whichever order you're more comfortable with) for the rest, keeping enough in reserve for the repairs and renovations. 

The ONE thing I wish I could keep is all of the cell phone chargers! 

Guy didn't have cell phone on him and was too embarrassed to ask for help. 

I've messaged you my email and cell phone if you ever need anything else.