If anyone can share the process/mechanics of the actual funding process including:1) Does private lender fund the project ahead of closing? 

These DSTs cash flow at projected rates depending on the asset class and debt load.

I would even be open to a project that has already started and buy in the early phase.

However, this does not mean that the lender will finance 100% of your project just because it falls under the 70% ARV (I used to get confused on this part).

I have seen others do LLC early because their projections and plans for growth were very quick and it didn't make sense to switch everything within less than 1 year.

Hi  everyone First time using the BP calc , so perhaps I am just not understanding BP method or I am miscalucating however ,, I input a home's data points with all associated costs and the complete  loan amounts, points, fees etc.When the results came back , The ROI was based on the total project costs.. i.e.  

I’ve got a full kitchen, full master bath, 2000SF of tile demo and install, carpet, some minor plumbing and electrical, painting, etc..My Partner is a GC, but his crews are tied up on two other projects for another month.Thanks in advance,Justin

@Michael Evans LillYou cannot deduct it, unless the HELOC was used to fund remodeling of your home or fund a business project, like buying an investment property.This may not really be a loss though.

The project began in December and wasn't finished until January. 

I wouldn't be so sure that your existing investor base wouldn't want some exposure to these projects as well.