I get that you are from there so you are getting emotional and taking my comments personal, which were not my intentions. 

You can’t use the property personally for more than 14 days or 10% of days rented, whichever is more. 

The GC is a business person who doesn't care about your ARV, LTV, or your budget.

HELOCs are generally provided to properties that are held in the owner's personal name.Are your family members not interested in refinancing the property?

I personally do three types of lease options.

Personally I like the Section 8 program when the property is located in a super poor area with a ton of blight and crime.

Depreciation Benefits via Leverage: While you can't claim depreciation personally on IRA-owned real estate, SDIRAs can use non-recourse loans to purchase property.

Again, this is a conversation to have with your accountant to ensure the benefits would outweigh the costs.Another misconception is that there is little value in a cost segregation study for properties that do not have a lot of personal property in them or very little interior build out, such as industrial warehouses.

I've personally done just about every rehab scenario, properties I've lived in, properties bought as investments and even properties bought at auction.You've gotten good advice from folks on this list.

Most margin loans and SBLOC are Prime + or FFR +, and the ones Im familiar with are 8-13% right now.The only other thing I can think of is that if you're a HNW with a good relationship with your private banking team, maybe theyll give your a personal line based on your net worth and assets with them.