I think both a HELOC and a hard money loan are really something you should consider a bridge financing mechanism.

., bridges)? 

Speaking with Austin Daniel, the Director of Investment Services at Bridge Home Realty.

We can do either a 30 year fixed DSCR product or, an even better option would be a 24 month bridge product at 75% LTV cash out!

Construction/bridge loans do not take into account your DTI.

Setting up something like this in a bridge loan to take on some of the rehab could be the best way to go, but most will want to see some 10+ experience to really get what you are hoping.Do you have someone with some "experience' in that space who might do a JV?

I am wondering which bridge lender going to collapse this year.

Many states now require new funds and do not do pass through.. its the reason we all are in business us bridge lenders.. also I know in Oregon the title companies demand a full profit disclosure to the seller.. they don't want to be sued for participating in a secret or unconscionable profit act.

I would recommend just taking out another bridge loan if you need more time to sell, or refinancing into a long term DSCR loan if you do not qualify for conventional loans 

Prudent investors keep reserves to bridge gaps.