That rate, TODAY is WAY low!!

The downside of the HELOC is the interest rate is usually higher so you will want to pay it off faster. 

Your “overhead” costs to buy & sell the house + holding costs, interest, property taxes etc, luckily these can be pretty easily calculated, many websites like closing companies will have websites where you can fill out information about a property and it will tell you the costs to buy & sell, loan costs are easily calculable, take your purchase multiply by intrest rate divide by 12, that’s your monthly expenses multiply by the number of months you project the to complete, a good rule of thumb is even cosmetic can easily be 6 months anything more complicated can be 9-12 though all that can very greatly.3.

Let's put expenses at 15% since it's a new build, and you're looking at a 10.2 cap rate.

I would weigh those two options out and see what costs less overall between an entire new loan and or the blended rate of the two.

That way you can use that 2% to do a rate buy down to ensure a better cash flow.If you are buying it as a Primary owner occupancy I would ask for 3-4% seller credit to cover rate buy down and a portion of closing costs.

So I’m wondering if anyone has experience with other property investment friendly insurance companies with good rates before I start shopping around. 

I’m assuming that I’d have to personally guarantee the mortgage as the LLC is fairly new (18 months) and the cash flow from the property is not especially compelling given the current high interest rates.

That flips as you add units, anything 5+ for example the market for buyers is near 100% pure investor - so value will be mostly determined by rental potential (cap rate)

With current rents and purchase price, it has a cap rate of 8%.