I have two local contacts that can do 100% LTV on a primary home and another contact that can do a HELOC for an investment property.If interested in either or, send me a DM - happy to discuss both options and share my contacts with you so you can determine what's best for you. 

Using credit instead of cash for reserves is an aggressive option that can increase your investment returns, but it increases risk: will credit still be available if/when you need it?  

Outside of real estate, I enjoy being outside and enjoying all that Denver and the Rocky Mountains has to offer. 

We made our offer on a small home that needs to be rehabbed in a small rural community south of Rochester and it was accepted ($55,000).

Once you start making offers, the whole process of underwriting then offering is time-consuming enough. 

Another option would be to tell them you have to make decisions based on your investors best interests.Your investing partner could be your significant other, but they don't have to know that.That way if difficult decisions have to be made in the future the frustration would be at "the investor" and not directly at you.

I’m trying to understand the terms of these construction loans to build a duplex and choose the better option ASAP. 

However, when they don't offer it or they offer something that is less than the Buyer's agent charges then the Buyer can just write in the offer that the Seller is to pay "x commission" to the buyer's agent.

No we decided to turn down the hospice offer and rent to a conventional renter. 

Let the tenants know going forward all communication should go through your attorney.The other option is to get a property manager involved as well, but at this point i would go right to an attorney.