Hello,We are being approached to GC/partner on a spec home with whom the client owns the lot and will be securing the construction financing himself in order to do the deal.

A lot of the time, the HML 2nd secured by the high equity primary residence would end up getting paid off in short order with via a HELOC, so there'd have to be points in it upfront for the HML for it to make sense.

Negotiating with the seller was straightforward, leveraging the property's condition to secure a $50,000 purchase price.

Yeah if you choose more security over less work, then having multiple accounts seems to be the way to go. 

At a bare bones minimum, the letter confirms the start/end dates of the lease, monthly rent, paid-through date, absence of any prepaid rent other than the current month, and security deposit amount.Better, it will include statements there are no unresolved claims or disputes or repair issues with the current landlord, and no verbal or written side agreements.Better yet, it will include a copy of the tenant's lease, and a confirmation the lease is a true and correct copy with no amendments.

What if you could secure your next property before selling your current one—without the stress?

Then if at the end of whatever time you have agreed upon, if the tenant still has not left, you can get the Execution to move them out.There are programs out there that may assist the low income tenant with first last and security as well as some moving expenses at a new apartment.

Some opt for private lending to avoid this tax and still have investments secured by RE.   

This is the cost of doing business.2nd: not having security at your property during and post renovation.

It may be a tough rate for you to swallow, but it may be worth it to secure the properties then refinance in a few years.