Unless the loan is a much better rate than the HELOC, which it probably won't be, then keep the HELOC and don't pay the origination fee on a second mortgage.

And the PMs and realtors I know don't want to talk to a website.

If you talked to attorneys, why aren't you hiring them and following their advice? 

If you want the best class A+ LTRs in the state I'd recommend the upscale neighborhoods of Charlotte (Southpark, Myers Park, Dilworth etc.), or RTP / Raleigh.

OP you might research but I believe the Federal OZ program has sunsetted.  

.: Quote from @Theresa Harris: For the washing machine, if she didn't ask to be reimbursed, just leave it. 

The one I’ve spoken to says 25% down and I’m looking for lower than that.Hi Abby, I have the best lenders in the game and they have special loan programs that let you do way less than the normal 20% down.

The problem I always encounter is, you own the project for life.  6 years later they will call and say, "you remember that doorknob you installed?". 

We have worked with many clients over the years that found themselves in the same predicament.

If you can do the work in the short time HELOC is the way to go.