My significant other and I decided to use a builder she had done business with in the past.   

I have two phones, one for business and one for personal.

A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

The new people don't know and they are the business target.

Friendship and business don’t always mix well, so it’s critical to use a solid lease and treat this as a business arrangement.

To make taxes easier we set up a business checking account and had all the rent paid into that account and all the expenses paid out of that account.

Make it part of your business model and focus on scaling vs managing.

Although I don’t have experience in house flipping yet, I’ve successfully run a construction business back home.Due to the war, my family and I had to search for a new place to live.

Anyone know of any good sources for small business HELOCs?

As mentioned by @Chris Mason, Bridge Loans: These short-term loans can provide immediate financing until more traditional financing becomes available or until the property stabilizes and becomes more attractive to lenders.Interest rates and stipulations may be a pain.Out of the box here and requires a few more research, SBA Loans: Small Business Administration loans can be an option, especially the SBA 7(a) loan program, which can be used for hotel acquisitions.I heard someone  mention - Mezzanine Financing: it involves a combination of debt and equity financing, which might appeal to some investors looking for higher returns.