I think you should go to a conventional large bank and get a mortgage for this property.

I would suggest you go and talk to a local credit union or bank.

I am having a challenge finding a small bank or credit union to pull cash out of SFR investment properties which I own free & clear.

And some weirdos (like me) bake in a lot of "what would happen" scenarios when we're doing financial projections trying to model out a pullback and we have a bunch of money sitting in bank account earning 1% as a "just in case" reserve fund.  

I'd first see how big of a HELOC I can get, and start going to all sorts of banks looking for commercial loans, and maybe even a hard money lender to generate more.

You should keep in mind your bank/lender is looking at your property with a safety factor of some kind.

I definitely don't want to send a signed and notarized construction lien release to their lawyer without cash in my bank or subject to escrow.

Also would like to know about the bank negotiations.

I have some potential short sale opportunities from my lis pendens marketing but I am not an expert on negotiating these with the banks. please pm me if u can help. thanks

Because just because someone shows you a bank statement with proper funds, and they may fully intend to purchase real estate, but that doesn't mean they won't use you to run all over town inspecting houses with or without them, running comps, doing a whole BPO and then either going directly to the listing agent, bank or owner cutting you out of the deal.