Prince Georges county in MD also offers over the counter liens.

Look for a local credit union that can offer a cash-out refinance once the work is done, ideally with minimal seasoning.

Based on that number of units I would expect much higher figures - did you buy these buildings all/mostly cash?

I be sure to offer nice weekly and monthly price discounts. 

We had been negotiating for weeks, during which he asked me to draft the offer based on his price and terms and requested over a week to review and accept it, which I honored.

A HELOC offers flexibility and lower interest rates, which can be ideal if you’re looking for short-term financing with lower payments during construction.

Does anyone know of a larger bank that does offer a HELOC or something similar IF it's in 3rd position? 

Permit eligibility is based on region (usually the west side of town) and density (quantity of surrounding STR's in the area) as well as percentage of landscaping and minimum parking requirements. 

My wife and I have obtained three traditional loans and one lease with the option to purchase, resulting in most banks turning us down based on debt to income (non-portfolio lenders). 

When you go to a Bank or Credit Union, they can only offer you what products that bank or credit union offer.