Better to develop the land complete and sell lots / pads or sell the assembled package to a developer? 

* How many sqft of amenities and what will the amenity package look like?

As part of any document package make sure that includes a confession of judgment and a personal guarantee from the Borrower

Financing: while the differences are not dramatic for seasoned sponsors, I would argue residential (primarily referring to large apartments) has more options and at lower rates than commercial products, but then this also kicks over to cap rates that deals are trading.Turnover risk: long term lease means less turnover, but often TI packages are very large in commercial, versus an apartment that anyone will take.Vacancy risks: again, in the current economy, most decent apartments are having not trouble filling vacancy.  

If possible, get a look at a couple of the properties you like and formulate an offer for one or a few as a package. 

The banks and local credit unions I have reached out to will not approve me for a Heloc as there are multiple mortgages on my name and will not allow me to use my additional rental income on the application, rendering my debt to income ratio too high.Is the 2 year income requirement at each banks discretion or will this be universal across all banks that I approach?

Is it better to find individual deals/ small package deal? 

This is underwriter discretion though - a conservative underwriter may want to hit you for the full $1,000.

The instructions are right on the package." 

They are going to include an expanded common amenities package to encourage residents to enjoy square footage outside of their apartments with a pickle ball court, theater/lounge. etc.