I do not put in price of labor because for me I will pay for good subs they are the key.3.

that doesn't mean they're not a good investment, just that you should set your expectations accordingly.

Highest accuracy in the business as they actually update their data daily.

I guess the first question is why? 

I keep your contact and I'll follow you on IG!! 

If everything goes right I will be able to refinance and will have created 25% equity, or I may end up having to bring $10-20k to the refinance to get the 75% LTV depending on the appraisal, but even if that's the case it's still a great deal.

With the HELOC, I think that will still puts me in the black about $125.

But you should have the rental in an LLC first, and then put that into the trust.

HELOC appraisals are notoriously low, just part of the game. 

As a custom builder for decades, I dealt with this way more than once, especially with new subs that had not worked for me before.Back in the old days we used to just go with a verbal ok, but in the last 20 years or so, it is imperative to have a written CO (even an email sent from the jobsite) from the Sub and then I would add 20-25% and submit a CO of my own to the customer.