I will definitely keep doing my homework. 

Quote from @Hai Loc: Interesting  How do I learn more? 

If you do have large gains you’re allowed to combine them as mentioned above.

There's anywhere from $1.5 to $2,000,000 in equity, but the issue is it's owned by her 85 year old grandmother and they have no idea what to do with the property.

With you being a GC you can do better then most investors since everything can be done by you and not hired out.

Quote from @Jason Baker: Quote from @Jay Hinrichs: when you say no fee,  no split.. how do you expect the brokerage to make any money ???  

Also what method do you use to collect rent?

And if the 25% tariff hits canadian lumber, then everything is going to shut down.I'd like to know when this country is going to actually do something to help new construction.

Do 80/90% of land 100% of construction loans exist?

We would have to come oop about 400-450 for 2nd HH.Also planing to use other rest of heloc for a dscr or brrr so that would possibly help as well.Would you wait until rates drop to do another HH and just buy the brrr/dscr now?