The Foreclosure sale would have some bearing on the above only so far as bids in excess of the HELOC balance would then pay in succession on title.

If you're worth millions, then you should be having this conversation with your lawyer and not waste your time with advice from someone internet guy who may or may not know what he's talking about (even if I did handle claims for an insurance company in my previous career).Having said that, you can bump your limits up by a million and then add an umbrella policy which would provide excess coverage to all of your policies (home, car, investment property).

Your friend's funds should also be paid into the purchase escrow account (not to you directly) and the note should not be in excess of your state usury law.

A college degree will increase your earnings potenital, which will allow you to invest more of your excess income in real estate.

Then you have bigger problems than figuring out what to do with excess cash flow-- huge financial headaches, the threat of foreclosure, tainting your credit,etc.

Because their projects need to generate excess of 12% to compensate them and you for it. 

I invest out of state in areas that I am familiar with and so far I am happy with the appreciation (in excess of 12.5% for the first six months of this year) and net positive cash flows above 12% on my down payment + CCs. 

Aside from the bounced check, they left with damage to the property, didn't clean, no evidence as requested that they maintained pest control, all of which will cost well in excess of their deposit to rectify.

I have money to invest in the form of cash in SD Roth IRA LLC + excess equity that may be tapped via either sale or cash out refi.

Also what happens when you refinance (instead of selling) and market value declines hence you get stuck with a mortgage in excess of the assets market value?