Has anybody structured GP/LP like this and thoughts on waterfall table and cash flow distributions?

They can come to the table with cash to make up the difference.

We do have 4 other properties we rent with significant equity so using equity from one of those is on the table as well.

Your situation presents a unique opportunity to leverage seller financing, an advanced and creative technique that aligns with your needs.Consider offering 100% seller financing for your Kentucky home.

As a real estate agent, and having dealt with these companies, you could end up leaving a lot of money on the table.

Has anyone used an affiliate marketing strategy to refresh their property, create unique experiences and provide local products to their guests? 

Since you bought this for $5k less than the appraised value, I don't think there would be a big enough jump in adding value where you can do a cash-out refinance, and you would likely be bringing money to the table to pay off the HELOC with a standard refinance. 

This range does not include taxes and fees, and does not factor in your unique location.is the company that installed the ac unit screwing you over?

I think you might end up leaving quite a bit of money on the table.

What made this project unique is the detached garage on the adjacent lot that came with the property.