We already paid them a pretty sizeable entry fee ($30k) to cover some of their equity and debt in another project.

What is rent on that project in KC?

I'd recommend a HELOC for your situation, especially since there is already good equity in the project.

I think the before vs after pictures really speak primarily to your experience and ability to execute a project so it can help lenders gain comfort with future projects and allow you demonstrate what level of detail you except out of your contractors.

I've learned a lot in my 4-year project, and it has been a lot of work.

@John Perkins Help you find lenders that can increase your profitability on your projects and perhaps help you scale!

I realize you're starting out so it may be a while before the lucrative legal projects appear but if you enjoy your field they will because you will get very good at it. 

Being able to be on site and able to commute 20-30 hours a week on the project is crucial for me 

Every project needs a quote and you should be able to estimate the material costs.

I’ve done a couple of fix-and-flip projects in the past, both of which were financed through hard money lenders.