Since your an estimator are the materials and labor based on facts (i.e. hard costs a labor units) or a guess.Nothing personal but I wouldn't consider anything you wrote there, if I was buying I'd do my own estimate/SOW. 

IRS 590 also explains this.5) When you receive a distribution or otherwise get paid back, never take personal control of the money.

I don't know if they still do it but if memory serves a few years ago TD Bank would do a HELOC on a rental in second position but only if it was titled in someone's personal name. 

If they've genuinely abandoned, you'll notice their clothing, personal hygiene, and things of value are all gone.

I'm currently working with an estate planning attorney and she said she said we could put the LLC in the Trust but said she was not the best person to advise on the pros and cons of that and that we should talk to a business law attorney.

Best places to look for a HELOC are often the small community banks and credit unions close to the property.  

Many banks limit personal loan amounts.

@Camille Romerounless you are able to spend some significant time in your chosen location in person, and work on building a network there, i would pick a market closer to NYC, within a couple hours.  

You are still going to have holding costs and a heloc will just have less holding costs that you would if you were doing a personal line or hard money. 

Quote from @Michael Challenger: I have no qualms with hard money lending, but I need to learn more about the process and structure to these for typical deals so that I am more comfortable and in a position to reduce my personal risk and risk to investors as much as possible.