However, I do have a lender that can conduct an entity transfer with a commercial loan from 2 units and up.

When you tell them they will only get paid when the loan closes, they will disappear.If required, the only money you should ever send to the lender is for a credit check.

In addition to being a lender, I am an investor as well so if you want to give me a call so we can discuss your numbers, I'd love to help you out!

What would be my best approach, I assume find a private lender and work out some deal with them.

Your $80K HELOC can serve as the down payment, as most lenders require 20%-25% of total project costs upfront.

See my video on this for more info.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

@Juliann Morala Yep, a buyers agent that works exclusively with investors will have all the info you need and lots of options on contractors, lenders, attorneys, inspectors, property managers.

However, some lenders may have requirements regarding the property's condition or completion status.

I was also going to ask if you'll have access to the property - many lenders will require an appraisal.