Even if they do 85/15 your going to have to leave money in it.  

Can anyone give me some advice pros/cons on having a single family unit with a pool as a rental unit.

I have my primary property which is a single-family house that I house hack.

If your property is residential single-family owner-occupied in a good area, the buyer has good credit, made a good down payment, and twelve or more on-time payments have been made, you'll be in the lower range.Note buyers, just like lenders, won't go above a certain loan-to-value (LTV) ratio.

Some will offer a HELOC even if they originated your first mortgage. thank you for taking the time to respond, I will look with some credit unions That's a good call.

I've partnered with several contractors over the years (before I got my own license) and it is very normal for the contractor to be paid for materials and labor, even if they are doing the build "at cost"It's complicated and as other have stated, you've gotten yourself in too big of a mess to be sorted out by some people on an internet forum. 

I don’t think I would cashflow after moving out…maybe breaking even?

Dennis' dad and I actually tripped over something similar back in Chandler.. we learned to tap into city planning websites and even call the permit offices directly to get a real sense of their backlogs.

I have a single family deal lined up now that I’d advise any investors new or seasoned to check out.

We as the lender are tasked with estimating countless figures for customers even though the lender has very little control over most of the figures.