At a certain point you will be able to increase your LOC and buy real estate property using split strategy (downpayment on rental will be all OPM), real estate would be the slow burning fuel. 

They're good to have open access to capital/cash/equity to a property ahead of time so you can execute a deal or purchase when the time comes on a split second decision (versus having to apply to a loan at that time which might take 20-45 days to get approved/closed/etc plus by that time you dont know what your future income/credit/assets will be like in order to qualify anyway).The second use is sleep at night factor and having a reserve of capital in the event an emergency event occurs in life.For these two reasons is why I use lines of credit.

If your Husband is a US citizen, just open an LLC and do a 50/50 equity split with him. 

The builder would then build the townhomes and split the profits with the investors as the homes were sold off.

I know it sounds like I'm splitting hairs but some banks write HELOCs in their residential department....which won't write Investment Properties.

You may also want to take a look at Split Rock, which is a more east.

Here’s what I do with my rentals:I either have tenants split the utility bills or include a clause in the lease that states if the gas or water bill exceeds a specific amount ($X), the tenant will be responsible for the overage, provided there are no leaks or other infrastructure issues contributing to the high usage.To determine this $X amount:Water: I take the highest water bill I’ve had over the past year (excluding periods where leaks occurred) and add about $15 to account for small fluctuations or potential increases.Gas: For gas, I calculate the median bill during the winter (when usage is highest) and the median bill in the summer (when usage is typically lowest).

I bought a house that I split into 2 units and converted the shed into a tiny house.

If I understand correctly you'd be purchasing the land, and improving it and splitting it into the appropriate "buildable lots". 

The 2024 business return can reflect the change of ownership to two 50% partners (or however the ownership interest is split between yourself and the other remaining partner)?