And this might indeed require some time to pass before doing that.You could still create a single member LLC with either you or your wife as member. 

That said, delivering this level of quality requires a significant investment of time and attention on every engagement, which is why I simply can’t charge low rates.

You could also use a Fannie May Home style renovation loan which a conventional loan and require 5% down vs.

Since you’re building from the ground up, a hard money loan can be a great option because traditional banks tend to be slow and have stricter requirements for new construction.

You prpobably don't care about Ohio, but their requirements might be instructive.You can only file January 1 through March 31.

The only item I would suggest is double check the payment terms of the your HELOC... in particular, can you pay interest only or are you required to pay a portion of principle each month on the amount utilized.

For more affordable properties—those priced under $400,000—the timeline is even shorter, with many homes receiving offers within two weeks of being listed.This fast-moving market poses a particular challenge for first-time buyers who may not be as familiar with the urgency required in competitive bidding situations.

Banks so far have required me to come in person to open account. 

Yeah when I was considering my own backyard, I was trying to avoid cities that required relocation assistance, and other weird laws.

Because Zelle requires more data entry I would explain with the new lease there will be a small and reasonable processing fee if the tenant kept with zelle but they can still use it.