Lots of moving parts and variables to balance.

Small balance non-recourse Freddie Mac loan (7 year term/30 year am/YM).

put together an amortization table and compare the 5/1 ARM and the 30 year fixed... if you paid both at the 30 year fixed payment (with the balance on the 5/1 ARM going towards principal). 

What, do you have 10 cashiers checks in varying amounts for the deposit then run to your bank to re-deposit the 9 you didn't use and start the wiring process for the balance before 5pm? 

I'd bet the 7th comes and goes with your checking account balance not improving.  

If it is only short term, why not go with the HELOC, as long as you only pay for what you draw (only option where you don't have to pay interest on the entire balance up front, and is interest only, allowing you minimal payments until you finalize and sell the flip, providing for the biggest cash flow of all the options. 

I want to be able to calculate minimum payments as I pay down the balance over time. 

@Emmanuel Ayobamibo Afuwape it doesn't make much financial sense to have $6k-$12k sitting in a bank paying maybe 2% when the balance on your credit card is costing you 15%-20%+  Keep enough for your emergency fund and put the rest towards the CC debt that is a guaranteed return.

It's all a delicate balance of risk vs reward and rates of return vs time. 

You might want to pursue an investor who could invest 10-15% of the down payment and show a balance sheet for cash reserves.