It's actually quite simple.

I recently had this conversation with my CPA who specializes in real estate and he advised me that a simple subpoena will pierce the corporate veil of any LLC, despite what LLC firms may pitch to you on their initial consultation. 

So to answer your question, a simple refinance to get historically low, fixed rate debt is awesome when combined with a HELOC to capture that left over equity in order to put it to use when you need it.

Or would it be as simple as getting a contract together taking it to a title company.

Obviously keep your attorney in the loop as well, and a simple letter with letterhead is sufficient enough to prod a tenant into action.

I am looking for some simple advice on structuring a quick spec. home build deal. 

I use simple Excel spreadsheets that I've created (one for each property, and one master) and that even gives me everything I need for tax time. 

It might not be the best best rate but the application process has been fairly simple and while I have my primary loan officer it is not uncommon for me to send correspondence to his boss that I have known throughout the years who is the head of the mortgage department for all of their branches during the process too.

It is really that simple. https://www.bge.com/MyAccount/...My advice is pay your bill ASAP.

@Ed BrancheauThere is a simple solution to this DO NOT pay your GC unless he provides you lien releases from his sub contractors.