This will require a GM. 

There is still money down required but helps ease costs

If I wasn't certain her story tracked, I would ask for documentation of her 401k balance and her application to withdraw money.

The impact to a balance of 100 or 200k is substantial.

These modifications are carefully crafted to incorporate ADUs seamlessly, aiming for a delicate balance between increased urban density and sustained neighborhood character.

Higher loan balances we would likely see an opportunity in the future to refinance again due to lower rates so consider a 2-3 year prepayment penalty.Of course if you qualify for Conventional Financing (Fannie/Freddie), there are no prepayment penalties so just calculating out the return of investment timeline on point buy downs.Good luck shopping and let me know if you want to talk further!

The implication is to lower rents requires reducing the cost of ownership.  

In the interim, we have a $4M reserve balance to cover any cash shortfall.

You won't be able to use conventional financing and must use a non-recourse loan which typically require 40% down.

You then draw your HELOC balance as the down payment for the flip.