Having gone through the process once, it's very clear how to keep growing for the next one :) Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Because you are buying in NV you will need to look for local lenders, most nation wide commercial lenders won't lend in the state. 

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

The rider says, unless lender and borrower otherwise agree in writing, Section 6 concerning Borrower

This puts us somewhere between 18-27mo pending sale.Land Acquisition: 1M + 50K in closing costsHard Costs:Demo: 50KConstruction + Architectural Plans (survey, topography, permitting included) = 1.6M + 80KPool: 100KSoft Costs:Appliance package: 50KFurnishings: 75KLandscaping: 20KAnnual Carrying Costs (utilities/property tax/maintenance): 45KTOTAL: 3,025,000.00 After speaking with two lenders, it seems the best course of action would be to put 20% down on land for 12mo/interest only.

@Chris Papa if your plan is to flip properties, most hard money lenders in Texas will require that the properties be purchased in an entity. 

Lenders are still unfortunately tend to be very conservative on the rent-by-room (SRO) type arrangements still - its an area that really could use some better understanding out there but just be careful with expectations because a lot of the treatment of these properties (even if nothing like a old-fashioned "boarding house") can be tough

Using a HELOC puts more liability on you while the hard money puts onus on the lender while you leverage their money and maintain as much of yours as possible. 

HELOCs are all portfolio mortgage products, and as such each lender makes up their own terms/conditions.

I currently own a property already and went through a lender to get an approval for another property.