You just have to get good at extracting the value out of these personalities where you can, and ignore the slimy sales tactics when they show up.

High LTV ratios often lead to higher rates, so without thorough initial analysis of long-term debt rates and market rents, investors may discover their expected cash flow falls short.For those who can secure properties at significant discounts, the BRRRR strategy allows investors to extract their initial investment and sustain their investment assembly line.

(Value added - rehab cost - holding costs of rehab and placing tenant) equals the profit from sweat equity (profit from the rehab) but if you want to extract all of the investment you need to account for LTV.  

However if I do a BRRRR I can achieve infinite return by extracting all of my investment.

Will you be able to extract some of your sweat equity and pay off some of the HELOC.  

Should they go under it would leave me in precarious position trying to extract the same out of a bankrupted corp.

Obviously snap traps (extended triggers baited with reeses, pnut butter, bacon, or vanilla extract) are the way to go to remove as many as possible as quickly as possible.

The primary advantage of the BRRRR method is the ability to extract your initial cash investment, keeping your investment cycle active.

The way I look at TI's is it opens the door for me to re-negotiate points of the lease to extract more value for myself if I want to sell later.The large chain restaurant it's all about are they on an upward climb the brand, stagnating, or falling?

This negative position and the extremely high LTV you depict (96% LTV) implies that extracting money out is likely not going to be possible until the property has appreciated at least 20%.