They typically don't look at your income or tax returns but will often vary what they can lend you depending on your experience flipping/rehabbing and your credit score.Many HMLs will have a minimum loan size, say $75K or $150K.HMLs will also usually still require you to have skin in the game, funding perhaps 90% of purchase or 75% of As-Is value whichever is less, plus 100% of rehab in arrears draws.Besides the down-payments you you also need capital for closing costs, Appraisal, rehab (if any) till the first draw milestone and of course for servicing the loan at least until you have flipped or stabilized. 

I like working with local lenders, but US bank has decent heloc programs.A heloc has usually a draw period and a payback period.

@Patrick PhilipThere is much more paper work for a subdivision than there is bulldozer work.You will need a civil engineer to draw up all of the lots and plot out your plat.

Rates with the lower seasoning period are riskier and subsequently higher in cost.Stephanie 

After receiving a stop work letter during demolition, and realizing that my GC made an oversight on the level of drawings required for the level of renovations we needed to perform, we hired a local design/PE company to complete the structural, electrical, plumbing, fire, and energy efficiency as required by code enforcement.

As for structuring it, I would have an attorney draw up an agreement.

Also, where do you draw the line for things like this that seem like easy maintenance but you just choose to do yourself for one reason or another?

The SE would need as-built drawings of how the structure was constructed.

We have a 1st mortgage HELOC product that is good for rental properties and allows a person to draw on the HELOC for the full 30 years.

Be aware though that usually at the end of the draw period, usually about 10 years, they ask for the full balance at that time.Having said that, while rates are low it could be a good vehicle to start your investing.