This would likely enable her to secure the property she's always worked towards, enjoy it and develop it NOW and rapidly proceed to sell her primary residence (valued at $500k++) instead of liquidating her more difficult income producing commercial property, then shopping, then selling her primary residence..I recognize there are MANY alternatives, including contingent offers on a new potential primary and/or leasing back her current residence as a contingency of a sale.

McDonalds, CVS, Mom and Pop's Bake Shop, etc.) pay for all the expenses related to the property including:1.

If they don't understand that, it might be worth shopping around.

I don't want to allow someone in to case the place, or a nosey neighbor/landlord or someone who just wants to spend a Saturday shopping downtown and - "oh, how 'bout we check out this apartment for gits and shiggles."

For example "Movement mortgage" and "Homebridge"  Does everyone "shop around" for HELOC?   

If i were in your situation i would just start shopping for a lender and ask them questions.

Problem is that I'm shopping around and everyone elses rates are like mid 4's to low 5's for an 80% LTV HELOC so even taking the 90% LTV option with PenFed I'm still on par with the competition it seems.

I try to serve as a one-stop-shop for them (sales/property management/recommended lenders/contractors).

I specialize in strip shopping center management and handle everything from rent collection, enforce lease rules, grounds maintenance to CAM recons, estoppels, etc., etc.

Yes, some people are educated enough that they can do their own shopping and contracting.