I've also been pre-approved for a $125K HELOC against my current residence, which I plan to use for the rehab and landscaping.

(vii) would seem to indicate that you'd be acting as an unlicensed broker.(1) "Broker":(A) means a person who, in exchange for a commission or other valuable consideration or with the expectation of receiving a commission or other valuable consideration, performs for another person one of the following acts:(i) sells, exchanges, purchases, or leases real estate;(ii) offers to sell, exchange, purchase, or lease real estate;(iii) negotiates or attempts to negotiate the listing, sale, exchange, purchase, or lease of real estate;(iv) lists or offers, attempts, or agrees to list real estate for sale, lease, or exchange;(v) auctions or offers, attempts, or agrees to auction real estate;(vi) deals in options on real estate, including a lease to purchase or buying, selling, or offering to buy or sell options on real estate;(vii) aids or offers or attempts to aid in locating or obtaining real estate for purchase or lease;(viii) procures or assists in procuring a prospect to effect the sale, exchange, or lease of real estate;(ix) procures or assists in procuring property to effect the sale, exchange, or lease of real estate;(x) controls the acceptance or deposit of rent from a resident of a single-family residential real property unit;(xi) provides a written analysis, opinion, or conclusion relating to the estimated price of real property if the analysis, opinion, or conclusion:(a) is not referred to as an appraisal;(b) is provided in the ordinary course of the person's business; and(c) is related to the actual or potential management, acquisition, disposition, or encumbrance of an interest in real property; or(xii) advises or offers advice to an owner of real estate concerning the negotiation or completion of a short sale; and

Investment Info:Single-family residence buy & hold investment in Alexander.

Investment Info:Single-family residence buy & hold investment in Montgomery.

This means the homeowner must reside on site during the guests’ entire stay.

For instance, the construction loan I got to build my personal residence only required 10% down.

I actually worked with a client in Phoenix not too long ago who was in a similar boat...trying to transfer their loan to a buyer looking to use the property as a primary residence.

They also make it harder for resident owners to get financing (why?

I have money to invest and I have some experience with construction as I have worked as an electrician for 3 years, general construction for 1 year and currently doing all of the rehab for my primary residence.

Depending on if this is your primary residence or not can alter the strategy but that's the gist.