As lenders, well issue a prequal/preapproval letter if we've analyzed your income, assets (bank and brokerage statements to establish that you have the liquidity to afford the down payment, closing costs, and reserves), review credit of the guarantors, review the relevant experience to ensure that we're not throwing our money away on newbies that are wandering around in the dark, and have put together a reasonable plan of attack for the project.

As your equity grows, your cost grows to a point where you are losing money with its growth. 

Here you would continue to find borrowers and fund loans with your own money.

Not only am I sorry you lost money but it gives a black eye to us legitimate lenders everywhere.

We are very excited to finally have a fully occupied property after about 1.5 years of issues and huge sums money going towards them. 

You might find a HML hard money lender that may offer this but your going to pay a ridiculous rate and points/fee's.  

Document all of what you do if you are going to get it done for them, and/or if you cut them a check then make sure it is in writing that it was all done and they cannot come back to you at a later date asking for more money/mitigation.  

The best HELOC usually comes from the bank where you have the most money or the one you have the best relationship with.

To avoid actually collecting money every week the lease agreement stated that the term was week to week, but if you paid in advance for 4 weeks worth of rent on the 1st of the month, you would receive the remaining days of the month at the discounted rate of being free. 

As a result when the brokerage acts as the listing and selling brokerage  it saves both home sellers and buyers money.