A HELOC can work for this, but keep in mind it has a variable rate, so it isn't the best product for keeping a balance long term. 

Speak to multiple lenders and see who can give you the most favorable terms and loan product.

There are also no ratio products that do not require the property to debt service.

Here is the finished product on Zillow https://www.zillow.com/homedet...The New Western agent reported during our review “Even though Femi was successful, I suggested on at least one occasion that he reconsider if investing in distressed properties is right for him due to his personality type.”Notably, Femi wasn’t the only party performing due diligence on the property.

A lead is a person that expressed explicit interest in acquiring your product or service.When a prospect fills in your form of their own accord, THAT is a lead.So before I answer, what do you call a "warm" lead?

If you want to refi into a 30-year fully amortized product, you could be low to mid 7s depending on credit with a 2-3 year PPP.

Point I am making:  My contractor is BETTER THAN ME at contracting and picking the right products for him to use.

I assumed incorrectly as it's been made clear buyers here want a fully finished product to just move into. 

I assume you are referring to 3.5% and 5% down,Well the 96.5% LTV FHA Product is great, it typically offers more competitive rates than the 95% LTV Conventional product.However there are stricter requirements on the property for an FHA product.Speak with a broker who knows what they are doing and they will point you in the right direction.Neither of these products will qualify for 5+ Units however, stick to 1-4 units.

Understanding lending and products available can help generate tax-free cash, repeatedly.