Quote from @Ashish Acharya: Looking ahead to 2024 and beyond, you can treat it as an STR if the average stay is still under 7 days.

If you drop business and work you can bounce back.  

You can hear real-world examples of how others have built their investment portfolio and (hopefully) learn to avoid their mistakes.4.

You can refinance into a FHA 203k or like @Jason Wray mentioned you could even use a Fannie May homestyle renovation loan as well!  

You can be assertive and still be nice/professional. 

If I used the HELOC, the investment needs to generate >9%.I recognize there are many variables not listed here but would love to hear from more experienced investors on more generally how you think about using cash vs. home equity to grow your portfolio in the current environment. 

I give them a deadline to respond, very clear terms of how we will move forward with the option they choose, and I make it clear this is my final offer.

So @Jonathan Greene,how can we make it better?

I question how you got here though? 

I didn't see a need for a holding company but if someone wants one, you can just use another LLC as the holding company.