And I don't want to bank on appreciation.

I've told the story on here a few times about not getting a loan from a specific bank, began working with a loan officer and she ends up getting me a loan (at a good rate) with the very same bank that was previously unwilling to give me a loan. 

HELOCs vary WILDLY from bank to bank on their interest and what % of LTV they will do.

Understand that you are speaking to a Bank and they are trained to take advantage and they will making a good investment with your money with the down payment and the other fees they charge. 

Your income will be taxed as regular passive income, and you can transfer money out of your business bank account to your personal bank account anytime, probably monthly.

I'd also love to chat about a few details.As far as I understand, non-citizens can only own property through a bank trust, so the property basically belongs to the bank, or through a business.

No, that's not how hard money works, that's where the traditional banks play.You are looking for a bridge loan essentially, something that will bridge your project to traditional financing.Bridge Plus from Lima One Capital as a for instanceThe spirit of the BRRRR is two loans:Take your hard money to do your rehab, they will finance a portion of your repairs as well.

For instance,When the market crashed, the banks had too much debt and the FDIC mandated selling the notes and/or foreclosing on the homes before they would have more cash available to lend.

Does anyone know of a local bank in Clearwater Beach that will do a loan like this with better rates and higher LTV?

Have any specific banks, lenders or brokers to refer?