So, I get it, why many here don't see the value, it is probably based on personal experience.

We are based in Oregon, but I’d be open to investment from anywhere. 

Ingress/egress is considered, other tenant mix to draw foot traffic, exclusive use clauses, pylon signage, visibility, parking ratios, etc all matter. 

For more serious projects, we do an engineering-based cost seg with Cost Segregation Services. 

I'd probably lean more towards Richardson than Carrollton based on what the people I know say about schools. 

A heloc add another trade line to your credit and can cause issues with fico scores dropping or DTI going up causing issues with credit limits or other risk based issues.Regarding the $4K in closing costs that is pretty much the standard for a loan amount of $100 to $150K.

Is the bonus depreciation calculated based on tax assessed value or PP?

This would of course be based on the LLC being formed through the state for real estate transactions. 

Since they are solely transaction based and don't have to deal with tenants after they move in:1) Many are only interested in getting their commission and moving on2) Many think they are doing everyone a favor by working with a lease client, because they could be making so much more working on sales transactions3) Many complain about screening processes as they only see them as:---Potentially costing them their commission if their client isn't approved or finds something else during the process---Slowing down their commission payment4) NEVER allow an agent to screen a leasing prospect as they have a conflict of interest!

This is a line of credit, so you can make draws over a set period of time and are only charged interest on what you use.