The only types of loans that will utilize a projected future value are rehab 203k/homestyle/renovation/private/hard money bridge loans, those will order an as is today and future valuation ( ARV - after repair value) to determine your maximum loan amount with rehab included.

I have found that I can apply for business credit cards, which enable me to do renovations or pay for utilities over a period of time, while I save up for down payments or what have you.

To be honest, I like J Scott's approach for 2 reasons. 1st, it's easier to drill thru the COGS details since everything is posted there, 2nd, you can run budget vs actual if you plan to utilize the Budgeting feature to track your progress directly from QBO.

Depending on the shape of the lot, your site work and underground utilities will be some of your bigger costs.

My plan would be to occupy the small apartment unit, and utilize the main house for my small business.

Some do not allow access or inspections, and some will not have utilities turned on so its tough to determine what is and is not working.

Even IF (BIG if) their method can be successfully utilized, without the right knowledge/ education you won’t be able to utilize it profitably, at least not for the long run.

I have a pretty fair amount of equity in it I'd love to utilize. 

Additionally, national lenders like Chase and Wells Fargo have strong multi-family loan programs that cater to out-of-state investors.Scaling OwnershipGiven your available cash and equity, here are a few strategies to consider:Leverage Existing Equity: Utilize the equity in your current properties through a cash-out refinance or HELOC to increase your purchasing power.Partnering with Other Investors: Consider syndications or joint ventures, which can help you scale more quickly without using all your own capital.Diversify Markets: While the Midwest is great, keep an eye on emerging markets across the country that may offer similar benefits.Focus on Value-Add Opportunities: Look for properties where you can increase value through renovations or improved management.I specialize in selling new construction duplexes in downtown Indianapolis, and I’ve found that multi-family properties here provide strong returns.

.$1.5K in utility bills during vacancy or owner responsibilitiesMy vacancy rate in the Austin area has been less than a week on average, usually a day.