CU's are doing really well on rates for HELOC right now.if you can get close to finishing the project w/ a HELOC, this is not a bad play.

Also, I should add that it's as much of a business and operations play as it is a real estate play.

So, that plays into the equation as well.

But it's playing with fire to buy there if STR is a priority as it's very likely they will eventually start enforcing it better.

If I do avoid these what should be my play? 

Working with a great broker can also help as they will know how best to represent your interests and play the game.

Real estate is a long-term play and cash flow is the last benefit you receive.

Played with all those and none of them seemed to do the trick:(

There are a few big factors at play here, but if I had to pinpoint the most important one, it’s pricing.

Play around with the Find a Lender option here on BP, or reach out to any number of people who I'm sure will respond to this posthttps://www.biggerpockets.com/business/finder/lendersYour partners licensure should help overcome any hurdles, just make sure they are Non-Dutch and make sure it's not too rural, and you should be great.Would love to connect and help either on the rehab or refi when the time comes!