I've seen all sorts of structures from 20-35% of the budget to a precentage of the profit. 

I don't want to offend anyone or give them some sort of impossible criteria from their point of view. 

Every decision, from the strategic upgrades to the tenant selection, was made with an eye toward maximizing value.

So far for the bookkeeper to sort out 2023 and 2024 to date has been $1000 or 20 hours.

Ignace, Michigan because you saw it on a list is probably a waste of time unless you have some sort of connection to that market. 

Food for thought: it is easier to get a loan of any sort on the owner occupied part, to include HELOCs. 

And what sort and why?

@Luis Herna I've seen you on the forums asking all sorts of questions around creative strategies.

If the goal is to retrade after contract and prior to COE, you might have a shot if there was some sort of egregious delay on the seller side (e.g. on a recent project I had a dozen buyers stuck in escrow for nearly a year longer than expected due to issues with utilities), but even then it's a long shot. 

If he doesn't handle this sort of thing he should be able to recommend someone.