(It is a waterfront home so I had to tear down and elevate due to fema regs)We owe $182k on the original property and when complete will conservatively appraise at $700k...  ($750k if market holds)Our plan was to get the house to CO, then HELOC to finish the other guest bathroom, Trim, do backsplashes and other “unnecessary” finishes.Due to covid  my banker told me things have tightened up so they won’t loan on a house that’s not 100% complete.Looks like my only option now is utilize hard money to Finish the house to 100% completion.  

As many others have noted, SFH in Katy can be rather difficult to cash flow with due to the high (and continually elevating) purchase prices (though, of course, such appreciation is a great thing once you own!).

Work on your elevator pitch and don't come across as salesy.

They are going to keep rates elevated as long as they can get away with it, meaning as long as unemployment remains manageable and the housing market does not crash. 

Even with the elevated purchase prices, high insurance, and increasing interest rates, there's still room to cash flow. 

Just do your best to constantly elevate the game and provide a pampered experience for guests- which you are already doing.

Cabin in Wears Valley on the edge of the Smoky Mtn National Park at 2000ft elevation.  

I see this regularly and can connect you with a team that will review the elevation certificates for free.

Most of the major brokerages have property management arms: CBRE, Cushman Wakefield, Colliers.Beyond that: walk into any office building in the area you are looking to get started, and see whose name is on the sign, front door, elevator plaque.

Tampa area purchase prices are one of the 6 most elevated price points of 2020.