I essentially present to them my numbers of what I can redo the property for, and they loan me 80% of the ARV basically no questions asked except for an appraisal.

So if I understand sub to, you're basically assuming the mortgage.

I did approach them about a year ago about getting $25k credit line per property, and the response I got was basically no.

Left me feeling like a basically have a retail/fulfillment person on my team so I'm a big fan and would recommend giving them a shot, especially if you're in a similar position as I was: Needing to furnish an STR quickly and cost-efficiently. 

Keep your equities levered at 20%(half high vol, 1/4 low vol, 1/4 basic indices) and keep your phys/hard assets levered at 40%.

If appreciation is slow and steady, and no extra liquidity is available, the basic fundamentals of personal finance do catch up to this investor.

I would like to think it is worth it, and that I could run a business model that serves fewer customers really well rather than deliver basic services at scale.  

Haven't updated this post.House- basically done. 

Quote from @Francisco Solano: I suggest you ask a business attorney in your state for this basic template.

Basically almost all the items you mentioned when traveling can be written off to a certain extent.