Lol developers normally can tie up dirt based on reputation in the area.. and like I said substantial non refundable EM in the 6 figure range..

And you could still give the seller a floating purchase price using an option simply by tying the future sales price to the then appraised value, or FMV minus 10%, or a fixed price today with a 5% uptick annually until you exercise the option.

You will typically have to build new spot footings below the first floor to tie into the new 3rd floor.

You could just hire him to build; the PM piece shouldn't be tied to the JV - they get the business if they do a good job and it should be equitable fee's for the area. 

How long should I expect my capital to be tied up?

Through “creative” “lawyering” a borrower can utilize TRO orders, pauper affidavits, state foreclosure laws, and bankruptcy filings to tie up any foreclosure 3 years or more.

When you sell you will receive selli price minus all liabilities tied to the house (The Heloc, the $30k deferment, and the original loan.) you can use that money as a downpayment or to do repairs/upgrades on the new property. 

In talking with those investors, there wasn't an exact $ amount they were protecting, just trying to mitigate a suit being tied to the entire portfolio. 

At this point the value of the house is still increasing but not at the same rate as the previous years for a number of obvious reasons (high Interest rates,  age of house, etc.) and at this point I'm not sure what my next move should be since I don't like having all that equity tied up in the property and borrowing against it (HELOC) doesn't seem like a good idea since banks seem to be charging even higher than "normal" interest rates because the house is not my primary residenceIt's been almost 2 yrs since a I moved out of the house and I know my time is running out before we'll have to pay capital gains on the property if we chose to sell it [unless I do a 1031 exchange of course] but wondering what other options I might consider.

Currently have 3 flips going on concurrently and it is very hard to track money and tie it to expenses in a central location.