I understand that most lenders will not loan on a property in an irrevocable trust, and I am looking for help in finding one.Does anyone have any ideas or suggestions to help him avoid the inevitable foreclosure if he doesn't payoff the loan?

Additionally they are his employees.You do not want these to be your tenants and any advice you receive suggesting you could try them out will only lead to you non renewing at some point after you start losing money and sleep so you are best to start right.Do not, I repeat, do not allow the present owner to sign a binding lease with them.

I know the % on ARV will likely be effected due to it being my first time using hard money, however, wanted to gather some suggestions.

What I was thinking about doing is taking out the HELOC in order to make some improvements to the property using OPM and hang on to my cash.Given that I am putting down 25% on the property it seems like I would have enough equity to get a HELOC but I'm not up to speed on how HELOCs work.If there is a better option to accomplish the same goal that you can suggest I would love to hear it.  

Does anyone have a suggestion on what I should do to secure long-term financing?

Great suggestions.

Any suggestions would be great.

Any suggestions on what part of Broward or even palm beach or Miami date will be a good location for rental property.  

Being that we are still new to REI, if anyone has suggestions or knowledge they could share, that would be awesome.

dont have any immediate suggestion but just empathizing with you since im going through a similar eviction delay that tenant has managed to pull off.