I can get prime-0.51% on a HELOC but I don't love the risk to my monthly payments if rates rise - that is why I like the fixed second mortgage option. 

The new buyer puts down 10% as the option fee, ($50,000 fee to our buyer) in this case, and we make the rate 10% to the new buyer for the monthly payment. 

Rent payments from the medical LLC are fully deductible as a business expense, while the property-owning LLC will report the rent as taxable income, which can be offset by deductions for expenses like mortgage interest, property taxes, maintenance, and depreciation.To ensure compliance, document how FMV was determined—using market comparisons, an appraisal, or similar data—and draft a formal lease agreement outlining the terms, rent amount, and responsibilities.

My experience with friends/some clients is get their numbers via whatever method you can and reach out via the phone.

Pre-construction homes, which could build $50-60K in equity within a year or two.I can afford a 20% down payment, but I’m torn between focusing on equity (pre-con) or cash flow (resale).

There are tons of loans out there that use just the projected or actual income from a property vs the payment of the property (DSCR loans). 

Second pro is that you get to lower your living expenses or live "rent free" by having your tenants pay for your mortgage payment.

What would standard down the payment be? 

Not the most scalable method, but I like the benefits it affords me while I am still a smaller operation.Completing 500 builds in just over 10 years is impressive for someone who just sorta fell into it.

Any cancellation within 60 days I get the full payment.