Surprising you can get a heloc on an investment property - those are tough.

I also run a mastermind on residential assisted living.

<- presume that is on me. 

That's how I started, with a company called Flip More Deals (currently called the Growth Collective) they were very hands on and helped me through the entire process and connected me with a lender and gap funder, very hands on you should check them out.

@Phil SheltonYou would need a civil engineer to provide a drawing to get submitted to zoning and get a permit if it passes zoning is most common This also depends on the road - if it’s a state road forget it as it will take a year to get approved and cost a fortune - if it’s a local road process not as cumbersome but don’t expect this to happen quicklyIn some instances you may have to prepare sight distances etc to make sure it’s safe to add a curb cut

Found it on Zillow the first day it was listed, and got under contract same day (offered over asking).

Additionally, they made the argument that, as a large company, if something went sideways with an investment, they would cover the losses.

Each housing authority (HA) provides a voucher amount determined by bedroom and some further define it by zip code or city within their covered area.

Cash-flow is for "keeping the lights on" as in covering operational expenses to defend against any need for additional capital investment. 

Another option is to explore private lenders or HELOCs to cover the equity.