Would you partner with her on a deal where you were buying the property off the MLS?

The remaining would be paid to them as we sell off the homes built.

I'll subto his existing mortgage and pay off the 120k.

I give them pointers on how to build credit and over time most are in a position to "refinance" and pay off the Option. 

So you have some great resources right off the bat, my additional Referrals would be too many :)

Most Heloc rates right now are around 7.75% to 10% so if you look at your blended rate between your fist and Heloc you would be better off doing a cash out refinance.A lot of people forget or simply do not know that if you do a cash out refinance the rate does go up but in 12 to 24 months if you do a "rate and term" refinance you can get it back down fairly close to where it was at prior.

I’m in home remodeling sales and work about 20-25 hours per week and off weekends, so I have a ton of time on my hand waiting around for appointments. 

Regarding the grain silos itself, those are not the full grain silos you think off like a tower silo.

If they don't pay within the required timeframe, then I auction off the storage unit and wash my hands of it.

It sounds like you are off to a great start for 2025 and have a good plan.Finding good deals is often the most difficult part of the process.