I recommend finding someone you trust that can mentor you and help you push through your mental & environmental resistance. 

The "cost" of my $1K in HELOC interest is obviously covered by my savings, so net net I come out way ahead.

I handle payments by draws and I must always be ahead and work versus payments.

They don't cover nuthin' for most people, particularly not major things like severe damage to structure.But hey if you want to take the risk, go ahead.

You should have had a conversation with an accountant prior to going ahead with the cost segregation study.A cost segregation study breaks down a building to more components than just building and land.

You're so far ahead of the game. 

(Either with the roofing company, a heloc, or a personal loan.)Either way you will probably be way ahead on interest saved unless you have a sub 6% interest rate.

If you are out there pushing deals, focus on quality not quantity.

Thats why we dont charge by hour for snow , its by the push , or by the inch . 

But to your point, a current project I’m about to start, I can tell you I had to push back on ARR as the comps used by lenders were entirely outside of what I’m bringing to market.