I'd give up most of it just to get the deal done on this light of a job.Willing to borrow on the deal too if there's some lenders out there reading this, I can put the cash in needed to get the percentages in line.BTW, I'm 14 years and well over 100 deals into this stuff...

Basically, after my houses are rehabbed and while they are on the market, it is sometimes good to be able to borrow against them with a HELOC to have the funds to get started on another renovation.The offers I am getting are 75% LTV, 7% interest, no closing costs.Anyone else doing better?

When the borrower is paying as agreed there is not much to do but cash the check.

There are plenty of experienced borrowers out there with viable properties who are also safer risks.

We always prefer local borrowers because we know the land better.

I would like to borrow 100k and then in 10 years give a one time lump sum payment of say 110k or something like that.

Your lender setup their loan application incorrectly as a purchase if it was a refinance the costs wouldn't be 132k which is assuming a purchase price of 120k plus a payoff and closing costs which is how the cost total arrived at 132k.The cost should instead say about 13k and new loan to be 84k for a net of 71k proceeds to borrower approximately. 

I want to continue to do this with other borrowers so I can pay off my mortgages.

We need to borrow about 130k for the remodel and will refinance in 6 months to 2 years to repay the funds borrowed.  

A due on sale clause basically says that if the borrower transfers title to the property, then the note holder has the option to call the entire loan due.