All the water wells are on one lower lot and could only drill 4 wells, did not want to do shared water wells as that usually means big big fights around here.

However, 10k is usually pretty reasonable.

Most of the guys I know that work those markets and make any kind of money spend a bunch a month on marketing 5 to 10k easy.. then they usually have a person on their team that runs the leads and closes the deals..  

They take cheap commissions usually for volume.If commission is 100k then half typically goes to their brokerage leaving 50k.

The cash out refi would give you a fixed rate for a longer term, but the HELOC would have lower upfront costs (usually none to a few hundred bucks). 

Usually $150-200.

You usually have good flexibility (albeit you work long 48-72 hour shifts).

With rates the way they are, this is usually pennies at the end of the year.

2-4 is easy, but 5+ can be difficult because you're entering the commercial realm and that has more restrictions, usually requiring experience and has high minimum loan amounts.Definitely agree that you should get pre-approved with a refi lender first before finding a deal or a hard money lender. 

Usually, expenses are estimated at 50% of the income but the financials might show a lower percentage.