You could also try to find a seller who wants to do seller financing and take a risk on you, which would be challenging to find.

Several of the contractors offer helical piers but don’t seem to think they’d be a more cost effective option - we can directly ask about this again.  

The terms may be more favorable, if you are just starting out a bank maybe nervous to do 3 at once, therefore their perceived risk will likely be reflected in less favorable terms.     

Bonds have been signaling risk to markets that interest rates could remain elevated as western countries grapple with exploding debt loads and costs. 

That's the risk in gambling. 

The equity model has risk in that it is not going to go directly as planned.  

Memphis, TN will have several opportunities!

I individually priced all my materials and got several estimates from contractors.

I also wouldnt let your mom go into 2nd position on an investment property with any sort of restructuring; it doenst sound like she's in a position to risk being wiped out.Overall, though, if you want cashflow on the new property but cant achieve that after a refi into a market rate loan, it probably makes more sense to just flip it, pay off your heloc and your mom, and use the remaining capital for the next deal.

I also know of several law firms who have not been paid in over a year then will not work for them any longer.