You aren't going to get the best options posting that here.

Based on above and you find somewhere else, sure knock it down and build if those numbers are correct. 

They generally end up with better options than a lower income self paying tenant.

Quotes vary based on credit scores, points and other factors.The lower rates haven't quite had a foothold in the market yet, meaning active buyers don't have much competition...yet. 

I just posted about it here:https://www.biggerpockets.com/...It's been an excellent option for me. 

(Ive checked "some" other options but came back to these) - I have qty18   5-year Balloon type loans for my current portfolio. 

That is correct @J Scott as my entire business model is based off your books.  

I am having trouble finding options for a pre-made triplex mailbox.

Based on what you're sharing, it is difficult to answer with limited information. 

Nevada is a unique state in it has a lot of hoops to jump through for Hard Money Lenders to lend in (versus much less regulations in most other states) - not impossible to find by any means, but Nevada is going to limit your options