The reason I say this is that no matter what your remodel if you are doing a lot of the work yourself (way to max out equity growth) then maybe look for an even larger remodel than you had thought about? 

and even if you aren't going to do an inspection, can you walk it with a couple contractors?

Even on conventional renovation loans, most lenders and borrowers still use Certified 203k Contractors b/c the guidelines/timelines/rules/processes are almost identical. 

But that raises an interesting question—how would you even go about finding a good uncredentialed expert?

The wood floors were sanded and poly'd before she moved in and they've been sanded so many times over the years, the boards won't hold up to another sanding, even though the scratches aren't deep. 

Look at lower ARV properties 200k and below and you'll probably find some that can work as a flip or a BRRRR even with current interest rates.I also would recommend meeting with a lender and describing your goals. 

Some will offer a HELOC even if they originated your first mortgage. thank you for taking the time to respond, I will look with some credit unions That's a good call.

I have debated about moving a house onto the property and either selling or renting the property or subdividing the property with multiple homes or even several tiny homes.

I see that REI nation has zero available for Huntsville, and my impression is that  even turnkey operators can't make the numbers work here right now. 

Quick question on those who have done seller financing:- Buying a 0.3 acre downtown fort lauderdale multi family, negotiated an around 1M price w lot of development rights, double lot. seller got it way back early 90s for pennies- got good credit 800+, w2 job etc put 40% down and mortgage bank offered 6.62% 30yr fixed (CF negative as this would make current rent roll not too much compared to the PITI)- property is in ok condition, needs 20-30k repairs which seller OKd, and all 3 tenants are month to month, pay bit under market but also ok- seller would like to do seller financing, interest only at 5.75%, 30yr amortization at 7yr balloon (CF would be positive) - id be paying some principal as well, just to grow some equity- buying this deal for the future development of the area (las olas, kushner broward crossing) so not really worried even if we overpay for it now, but never done creative finance as i always relied on a strong W2 job to get good loans but obv im used to 3% 30yr rates from covid times not this 6+ environment..Goal is to hold the property 3-5yrs, and then actually develop it or sell half the land / refinance, pull out HELOC if it appreciates.Questions:1) What does he know that i dont?