@John DeanLet’s say you are in the 28% tax bracket - after taxes you are making 5% on that money - how much down payment the borrower puttingWould you be better to sell and collect qualified dividend income?

There are many strategies you can use, and all depend on your budget. and every journey is different.My suggestion is to pick one strategy, learn as much as you can, and take action before considering something else.

Also how you get a business loan is another issue/discussion.For the expenses:You have 2 values for business loan and I took the higher one @ $479Expenses @ 32% (this does NOT include insurance and taxes)Your monthly expenses without taxes and insurance = 1981+479 + 1600 (32% of 5k) = $4060Add in another few hundred for the taxes and insurance (lets say $500) and you are left with $440

It's paid but their listing, pre-screening and showing is robust.

Does anyone have a pre-built spreadsheet available to run projections for the sale of a house? 

Has anyone found lenders (preferably credit unions or small local banks) that do HELOCs on investment properties, or are okay with a tax return that shows income generated occasionally on a 2nd home?

Hello, I'm a real estate investor specializing in tax liens and deeds.

Alternatively you could explore a fully pre approved loan commitment to present to the developer and likely still negotiate aggressively.

So all the rental income is passive for tax purposes. 

My first move would probably be house hacking a single family or multi family home, depending on what is in the market for me.