Our role was hypothetically more operations focused but now I am curious on the raise-- is this different to a typical reg D offering when doing it for someone else rather than yourself?

Loan would be based on ARV and typically at 75% LTV for a cash out if you are looking to pull as much equity out. 

DSCR loans are typically best with 6 months seasoning, but there are options for 2 options for 3 months or even no seasoning: 1) to where you can get your costs out (purchase + renovation) as long as that number is at or under 75%, but if any other forced appreciation has happened you are limited to the max of your costs in or 75% of market (which ever is lower) OR 2) no seasoning DSCR loans which candidly come with pretty high points that make them MUCH less appealing. 

Closed sales were also up about 4.3%.Overall, the Austin real estate market looks relatively stable with and poised to exhibit its typical seasonal behavior as we head into the traditional spring/summer selling season, where more buyers enter the market and more owners aim to list their properties.Here are the full stats for Austin and the greater metro:Sales prices peaked in Austin around May 2022 as sharply increasing mortgage rates cooled buyer demand.

Typically, architects know structural and civil engineers whom they have worked with in the past and can refer you to.

Right after closing on this im actually looking for another with a normal down payment size lol this is just my second VA home   Yes that's exactly right. 15% equity into the deal typically land is enough to cover it, refinance with construction loan once the permits are finalized and use variance, build, lease up, refinance with DSCR, recycle the same one.

Typically the variance is for a bulk restriction such as a setback issue.  

In our local market many areas have extremely limited options for rental properties and units priced appropriately are typically filled quickly.

That is not my area of expertise but typically a commercial lender would need to know a lot more about the building and usually capped at 75% LTV. 

You typically only need to put down 5% on a 2-4 unit which in my opinion is a no brainer!