Begin your 'pre qualification' process for the acquisition now (most commercial lenders won't issue a PreQual but rather a LOI) In general, Commercial transactions can take longer due to extended due diligence, appraisal, environmental reports and financing (60+ days) so you'll want to initiate your search during the marketing of the down leg as it can cause a tighter timeline than a residential transaction. 

Great way to lead by example and I'm so proud to say I know you and am part of your extended fam!

You can see how extended furnishing timeline to save money may not be the wise financial choice.- who lives in primary unit?  

Yes there are hard money lender that will lend up to 75% ARV and will finance the entire deal to include closing costs.The term is typically limited to 6 months and you will have to extend if you can’t exit within this time line.

I’m guessing my year 4 is going to be pretty good, but it’s taken that long to get everything stabilized.And If I decide to pull equity out to buy more houses, it extends this issue.

These extra payments will only impact the finances for the duration of the mortgage, which is five years.Any assistance in analyzing and understanding this would be greatly appreciated.

I'm not willing to extend further out on the risk curve, so this is unlikely to change.

You might ask if they offer referrals for traveling professionals or families on extended stays.

Heloc in general are variable so I strive to use them for limited duration financing such as the rehab on a brrrr or a flip.  

Hoping it extends into a very mild winter ;)