I want to buy a new private home and use my current primary residence equity (plus some cash) to buy a new primary house cash and then sell the old one.So, I am looking for a HELOC with little to no closing costs, as I will retain the money only for as long as I am selling my old house after buying a new one.Any advice?

I hav seen many private equity deals where the IRR is between 20% and 30%.I also don't like the way they are mixing all the different strategies. 

Would you consider private lending?

Or if I still want to have the 401k Invest in an LLC, I believe I can open an LLC business account, have a form that says it is a private equity investment from the 401k, and then operate the LLC to hold a rental property.Fidelity has reps that don't understand things.

How many lots, public or private utilities and who pays utilities?

Private financing  is more likely, probably short term while you establish residency and credibility 3-5 years with a balloon. 

As a private lender, we specialize in providing funding options that could help you with your investment goals.

I will teach them everything I have learned in the course of 42 years of buying and selling real estate.. building homes.. being HML  how to work with private lenders what to look for etc etc..

They prefer private lenders, they do the PM and the reno, they pay 5.6% the first year for one class of investor, and a straight 10% for another class (with no upside for those folks).

I haven't really investigated yet but was curious if they were something I could do to build up capital.