Exit strategy being that I get rents elevated and refinance 2-3 years down the line.Thank you everyone once again!

My friend is a union elevator mechanic making $100+/hour.

Are you still purchasing aggressively or have the financials stopped working with these elevated prices?

If a line of credit would work, I would try key bank, elevations credit union and FirstBank in that order. 

In general, many of the elevations there are not much higher than Lancassange Creek.

(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.