Mostly my question is: can I pull a HELOC on an investment property or is there some sort of rules that only let you pull a HELOC on your primary residence?

The interest on your primary is sort of deductible. 

Who can i speak to in the construction/builder space that could help me get an understanding of costs /planning for a new build.Thank you  building starts with land selection, plans, entitlements, permitting before you talk to banks 

Do they offer some sort of Guarantee? 

But I've heard of no name syndicators who have a really good niche able to get this sort of "friends and family" structure.

We see all kinds of crazy stuff, and we sort it out on the tax return whether it is a Form 8825 on a 1065 or if it is Sched E Page 1 on a 1040.

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

You can also run your STR in your personal name or elect to start a company that operates the STR i.e. branding.If you do not qualify or for some other reason do not want or cannot qualify for conventional financing, you will likely have to go to some sort of DSCR or other business purpose loan route, and they will actually require you to put it into an LLC.

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

I don't have any properties yet, and I don't have any sort of written plan either.