Thank god I did because I received it on the last day I could go to the assessor and talk to her in person before I the may 28th appeals datethe letter reads that my new assessment is 590k and that my new taxable rate was 91% of that 590k.  

A personal guarantee does in fact put the liability on the personal balance sheet.

I actually have done personally exactly what you're describing - HELOC on primary residence, use that to purchase new primary, move into new primary and rent the previous home(4 times in 5 years).

But I raise it incrementally and give them a respectful notice in person.

The VA loan assumption can be done by a non-va buyer, as long as that person selling does not use their VA loan benefits on their next purchase.

I personally found I’m good at it if it’s a simple job, normal easy walls, but hire out if its 2-story height, painting cabinetry, wood windows etc as they are a all a big pain.

I'll be around this weekend if you want to meetup and talk in person while you pass through. 

If you're going to manage a GC, make sure to meet them in person and avoid paying for the entire job upfront (typically for smaller jobs, you will pay half upfront, and half at the end). 

One being that I personally needed liquid resources(cash).  

I personally don’t want to use FHA.