You won't get a budgetary number out of a reputable contractor if you call them up and ask for a rough number based on the fact the home is XYZ square foot.

We don't want financial institutions to lend money without them...we faced the consequences of that in 2008.

Surrendering the policy early can result in substantial surrender charges and a loss of the death benefit.Tax Implications: While the policy's cash value grows tax-deferred, policyholders must be cautious of the potential tax consequences of a policy lapse or surrender.

Spouting jargon and cant gets you ignored and damages your reputation. 

Can you tell me the names of the national private lenders that you find reputable?

I would recommend reaching out to a mortgage broker that has a reputation of working with foreign investors. 

Your name and reputation is far more important than a single deal. 

Developing a reputation for integrity and fairness in business interactions might help you find off-market assets.

I challenge you to find a single reputable source that shows San Diego residential RE has not produced outstanding ROI.  

Consequently, I see my tenant quite regularly.