Thoughts on HELOCs right now for this kind of construction? 

Established developers with a history of successful projects are generally safer bets. 

I live in miami happy to give some advice I'm in real estate development, land development, ground up construction, and brokerage 

I've been looking to expand in a way that will both benefit the construction side of the business along with growing in a newer space of business.

No current liens but these properties have tax deeds, not warranty deeds if that matters.That as-is value is going to make obtaining financing more difficult for sure.Financing options drop off pretty steeply below a certain dollar amount because foreclosure costs for lenders can be significant.Your best bet may be to connect with some local private lenders (local investor meetups/referrals are a good starting point for this) or local banks.

Clear, constructive communication should bring more facts to the surface that you can then work with.

You best is bet is usually to match existing.  

There might be some new construction you can get good interest rate buy downs. 

I did BRRR lending there for years so on top of owning all of those I did at least 750 loans there.I had some new construction in Byram as well as Pearl  Rankin and Madison .We owned about 50 north of county line on both sides of 55 ..

I would bet the attic is the 3rd br so it's really about 1k- 1200 sq ft overall. 90% of the props in all of Cleveland have converted the attic to make it a 3 br.