.- Service providers are offering more and more operating services. - Lenders are not balance sheet lenders.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Anyone that feels like they may be able to provide some advice/guidance, I would love to chat!  

The cash flow usually disappears because of old buildings and cap ex, and tenants that are harder to manage.We're in a market that provides both, and there are a lot of markets in the country that can provide both.Good luck with the potential purchase.

Providing advice without understanding the full scope of your business and its operational plans could result in inaccurate guidance.As a hard money lender, I provide financing options for both DSCR and fix-and-flip loans.

I am looking for one that:- provides checkbooks, and - pays a decent interest rate.

Sounds like you would still need a conventional loan on top of that to bridge the difference, but it could provide down payment funds. 

Also since equity lines are typically interest only would provide lower carrying costs during planning and construction.

Good call on having a tenant provide intel.

Nor will a title company provide a complete loan package.Your friend needs a lending attorney to prepare a set of loan documents.