However, there are ways to leverage SBA loans so they can buy a new primary and then look at their current property as an investment property and secure a DSCR loan to redevelop and rebuild.

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I'm curious why you want a HELOC instead of a conventional loan in the first position.

It is much easier to find HELOCS for your primary residence, but some lenders will do a HELOC on a investment property as well 

If not, do you own the primary home you're living in now? 

Quote from @Anthony Maffei: I purchased a two-family property in 2017 and now have around $500K in positive equity.

With your construction background, you're already in a strong position to add value to properties through renovations or identifying potential issues.

Capital gains are calculated as:Sale Price - (Original Purchase Price + Capital Improvements + Selling Costs) - depreciation (if applicable) = Capital GainYour mortgage or HELOC balance does not affect this calculation—it only determines how much cash you take home after the sale.In Massachusetts, if the home was your primary residence for at least 2 out of the last 5 years, you may qualify for the Section 121 Exclusion, allowing you to exclude up to $250,000 (single) or $500,000 (married filing jointly) of the gain from federal capital gains tax.

So if conventional primary residence rates are that high, par rates on investment properties are generally higher. 

Yea they would keep that in place and you'd get a second position mortgage for the rest at, well, higher than todays rates.