HELOC's are good if maybe you don't have a deal, but want to keep the money ready to use and the property has a low rate that you don't want to lose. 2.

I'm ready to pay 10-20% and fully expect lenders to want some control over the rehab.

I have been investing/building this sfh canton ohio portfolio since 2007.

May not be your cup of tea but they are cost efficient and they work to add passive income at a fraction of the cost to build a SFH.There are a few "Tiny Home" builders in Tampa and Manatee doing a ton of business.  

Property is 1 bed condo, First floor, build in 1993 and we are buying at 130K in Florida. 

Maybe try to find someone like that who is just starting out and realizes that real estate is the golden goose over building their own law firm?  

My client bought a 22 unit building and used this strategy and walked out of closing with a check for $800k to perform the rest of the renovations, paid himself back his already expended rehab costs and his entire down payment.  

That said, don’t underestimate the power of building relationships before you pitch a deal.

Brian,All good stuff sounds like your building a Good Network and team. 

Issues 1) even garage conversion ADUs in single family zoned areas typically cost more to build than the value that they add.