At the moment I have only been looking at SF and 2-4 MF I would not mind either just making the numbers work is hard. 2-4 MF are hard to find in the Las Cruces market right now but they exist.

Are there particular challenges or opportunities unique to Indianapolis I should keep in mind?

Just keep in mind that using that emergency fund to buy your next property and having tapped a HELOC already may leave you in a bad spot if you run into a similar problem again.Also, I’m not 100% sure, but I have heard that personal loans don’t your credit more so than other types of debt so be sure you look into that if you go the personal loans route and then planned to finance your next purchase soon after.

We all invest in real estate in order to make money, and keep in mind that someone who can only afford to live in a mobile home and seller-finance to buy the land is probably tight on funds. 

I'd love to hear what you're paying and who you're using for them if you wouldn't mind sharing, either here or PM.

Keep in mind, though, that each lender has their own criteria for how much future potential they’ll factor in, so it might come down to some skillful negotiation and presenting detailed projections that don’t feel like puffery.Just be careful not to come off as overly speculative…lenders tendd to shy away from what sounds too good to be true.Anyway, I’m curious.. have you spotted any other investors in Gainesville facing a similar refinance puzzle and what kind of terms were they able to secure? 

I don't necessarily mind that they are making a profit off of me; in fact, I expect it.

Make sure any lease agreement you use complies with Arizona's landlord-tenant laws, including required disclosures (like bed bug information, for example).If you're unsure, consulting with a local real estate attorney to review the agreement can provide peace of mind and ensure you're fully protected.

We have the drive to achieve whatever we put our mind to, the skills to create a very unique and desirable space, and the finances to back up our investment.

MInd you, we've gotten really good at our scopes of work and we have one of our GCs go through the property with us to give us our scopes of work.