Whatever the ARV ends up being the bank will lend me a total of 80%LTV and the construction loan will then be refinanced into a 30 year traditional loan at 4.5%.  

I told her that we help families or people who can not sell their house the traditional way like through real estate agent or banks that will not take them.

I have a couple great commercial lenders in that area that are not traditional banks. 

This increase in debt will hurt you with conventional/traditional lenders.

I changed jobs in 2015 and at that time, I rolled my old traditional 401K into a Roth IRA, so I elected to pay the taxes for that distribution at that time.

I wish I had I more colorful answer but I don't, truth is, you want to be speaking to as many sellers, agents, investors and lenders (private/traditional) as you can on a daily basis.

Some only work with a traditional real estate investor as opposed to a creative real estate investor (wholesaler) and some will just not list those houses and eventually just lose contact with that potential seller/person who especially needs to get rid of their property. 

My constraints: 600k max price for a traditional mortgage.

I come from a traditional Latino household that came to the US to give their baby boy something bigger.

@Logan Turner The buy and hold at 5% down actually works, I didn't really think of that route because it's nicer than the traditional rental.