Thanks for reading my long winded post, I realize with situations like these there are no "correct" decisions only different decisions that yield different outcomes.

If you have the open line you are essentially using it as a bridgeCouple of moving parts here but you do not owe tax until you have a realized gain so I am not sure if I quite understand the last question.  

Yes, as you’re beginning to realize, there is not enough profit for you And the GC....all aspects home builders are also the GC.

Can you do it with less - yes but just realize your chances for default go up significantly. 

Stocks have so far fallen +1% and long dated treasuries are down +1.5%.The market may be starting to realize something else than just inflation.

I realize I would get more if I only referred a single lender but as with any referrals, I believe it is best to give clients more than a single option.

I do a lot in Detroit.The quick good/bad:- S8 tenants tend to be rougher on the property (but not always)- Paperwork/inspections/etc. can be burdensome and tough to navigate (especially initially)- People often think FMR rates are guarantee rental rates but that's not the case- Usually the rent isn't 100% subsidized and a lot of people don't realize this- S8 tenants tend to stay a lot longer than cash tenantsOverall, I'm neutral on the program.

I have realized that I need to make sure my funding is secure before finding a deal (I am always on the search, though).

Many will do subject to and realize in many instances the borrower on the other end typically does not qualify for traditional financing, so you are taking on that risk. 

I realize that there are just as many first time home buyers on this website as there are first time investors so I wanted to provide this for those too afraid to ask the questions!