The problem with vacancy is it assumes all products are the same, our 2 bedroom which is designed much better than our 3 bedroom and more thoroughly remodeled has lower vacancy.

This particular policy originally included three properties, and I successfully found coverage for the other two.Are there any surplus lines carriers you’d recommend?

Feel free to share more about what you’re working on—I’d love to connect and collaborate.Wishing you a productive week ahead! 

You would need to submit a material list to a local supply house, usually they require you to open an account and they ask for a TIN for a line of credit.

We are financing the build with a Heloc, once finished we’d like to cash-out refinance ASAP to payoff our line of credit. 

FSBO is very possible in hot markets.. if you already have buyers lined up.. in markets that are not hot your going to get deluged by investors looking to low ball..

I realize that commercial investing is more in-line with my goals, so I have wiped my slate clean and ready to start over from the beginning.

Interesting enough, I've been trying to create a similar product, however, a little more robust.

Here are some financing options to consider:HELOC or Cash-Out Refi on Another Property – If you or your mom have equity elsewhere, this could be a more flexible and lower-interest option.Business Line of Credit – Since the property is in an LLC, you might qualify for a business LOC, which could cover construction costs.Private Money Lender – If you’re okay with 12-15% rates, a private lender could fund this as a short-term loan, especially if the guesthouse will generate strong income.Construction Loan – Some lenders offer short-term construction financing, which converts to a longer-term mortgage once completed.Seller/Partner Financing – Bringing in an investor or structuring a joint venture with someone willing to fund the build in exchange for a share of the income.Credit Card Stacking or Unsecured Business Loans – Riskier but could work if you need to bridge a gap until the unit starts cash flowing.Would love to hear more details—especially your timeline and expected rental income.

That being said, and this is not for a sourcing homes for sale, but to source accredited investors in my line of work, the average marketing agency is looking at about $30-50/accredited investor lead setting up a call.