The city has already agreed in writing to change the zoning to residential which was a bonus...no fight there.The finished project should bring in around 19k in month gross rent.

Does anyone have recommendations for banks in Washington State that are "generous" and expeditious with their HELOC lending?

Along with the basic general education, you get some interesting bonus angles.For example, check and see if the real estate classes are available and fit in your program (as electives for example).

@Bryson Paulo ...Aloha & welcome to the wonderful community of BP...I'm new to REI too and have learned tons from this very generous community. 

For instance, If you purchase a property for $200 K  you would potentially have $224 K entitlement remaining of what is referred to as bonus entitlement to use towards the purchase of a future home. 

Its 3/2/2 + Bonus Room/Dining Room and 1800+ square feet, vaulted ceilings, open floor plan, large master suite with big Australian closet, close to parks, shopping.  

Do we sell as 3000 square feet as the appraisal or 2300 square feet with bonus square footage?

For my first flip, I had equity in my personal residence (this was before my rentals had much equity) then I asked a friend for a loan and offered him a generous rate of return on his money.

It comes as a bonus book when you buy the book about investing with no money down.

You are very insightful and generous.