Check with your CPA if you instantly owe the depreciation recapture if you gift it to your son.

My dilemma is that one of my properties is worth about $400K and I owe ($40k on a HELOC & $50K on the mortgage) and I'm on tract to pay them both off in 16 months- paying ($2000 from the renter and me paying $4000 a month on the HELOC= $6000 per month total) I plan on doing this until both loans are paid.

They get to save money on living expenses and we have a much higher yield then LTR's by far. 

Should I go ahead and develop the land entirely and risk losing that money? 

This is free money for them.    8.  

Purchase price: $242,500 Sale price: $430,000 I used private lending to cover the down payment and closing costs, then paired it with a hard money loan to fund the project.

Ya'll remember what happened in Cleveland with all of the private lenders who loaned money to the "cash flow king" Matt Motil?

I’m trying to buy with as little money down as I reasonably can with enough to use towards bringing down that interest rate and keep cash reserves.

As Kevin points out, traveling nurses make good money, and their employer pays for their housing.

To not get ripped off, don't front a lot of money.