If the area can support new construction, determine the best style, size, and type of new build for that area.3.

My designer just did a similar size refresh for $1500 fee and $2500 in materials. 

I’d suggest exploring a bridge loan that covers a portion of the purchase price along with 100% of the renovation costs.

So all in all, the investment seems solid to me, and this is not my first rodeo, as they say.As for the risks associated with the SBLOC, I minimize those by only utilizing a portion of the LOC so that even if the market drops another, lets say 30%, the risk of margin call is slim.

Also the idea that occupying a 'piece' or 'portion' of property allows for AP is flawed.

Does size of mortgage paydown become a factor here?

I know that I can either save the money(which I have via cash and line of credit), I can refinance the property with the bank for all or a portion of the amount I owe the seller, or I can get private money to take on a note and pay back the seller.My goal is to get private money.

Fees can range vastly depending on the type of loan, DSCR, Fico, LTV, and Loan Amount size. 

Also, I'm seeing rents in that area for that size property that top out at $2,100.

Some places do this annually, some places do a portion of the town every year giving them a total cycle of about every 4 years, and in my area it’s common to do a whole town reevaluation every 4-5 years.