This has led me to learn the rules, procedures and protocols of over 15 states across the U.S.. 

Hard to follow all the details here and check your numbers, so my only comments on the plan is you're (A) exchanging your equity for present cash flow and (B) benefitted from an abnormal and historical rise in values on your SD portfolio.Both of these are highly dependent on market dynamics in both locations and how they go in the coming months and years (more so than a plan that is single market or simpler in nature).Other thought is you're trying to get really large cash flows, which have high tax implications you don't have with the condos.

So this is naturally attractive to those who need to raise money.  

Now because of the nature of the Austin market where people are getting over asking price for their homes, we want to help these folks get maximum dollar on there investment.

Due to their very short-term nature, bridge loan providers can be more flexible with terms for people in unusual situations.

The one thing I do have in my favor is the fact that I am relatively familiar with Fannie Mae and HUD purchase procedures and am registered buying agent with them.

Those cities also have no natural barriers with no mountain ranges, oceans or major bodies of water nearby too.  

Place has beautiful natural hardwood floors.  

It just all depends on the numbers - capital amount, expected return, nature of the investments you wish to make, etc.

I really want to keep them out of the 203k loan because I don't think we're getting good pricing from the contractor.  1 - 2.5 ton Goodman R410 14 SEER Heat Pump System2 - 80% 80k BTU Natural Gas Furnace Coils (I assume the A/C condensers are included here too)He wants over $15k ($9k parts $6k labor) to replace the three outside units and the furnace coils.