. $51k is about 17% of the portfolio and gains on the stock holdings are already 100-200% (long-term).

The reason I ask is because most deals I see on Crexi or Loopnet or anywhere else create negative cash flow under 7 or even 10 year terms with 7% - 8% interest rate.

I also require additional security deposit and sometimes a guarantor if they were approved in this manner.I also agree that this situation sounds like a pattern not a one-time mistake or short term tough situation that caused this.  

The buy in would be very flexible terms.

If I've left out any important needed details please let me know.

Remember, commissions are always negotiable, so you can find the right agent and agree to terms that fit your needs.

We need to close on the second piece of land for the parking which is maybe $60k by June so I figured to set it up and raise the first 500k-1 million for the development. the SPV could also just be a development SPV with a refinance as an exit. but I think planning on long term ownership is best with passive income. the structure you talk about with hotels is post entitlement it's hard to negotiate up front. so this is a unique opportunity where we own the land and it's meant to be a good start. 

Keep in mind, you should have already had a conversation with the hard money Lender to know their terms and process, and be ready to perform. 

They are exceedingly rare, thus very expensive, but I believe they represent an excellent long term steady income and store of value.  

Will you use the HELOC as a short-term bridge, or plan to hold it longer?