Typically the high LTV HELOC and HEL only apply to owner occupied since you have more skin in the game to pay it back. 

I wouldn't call 810k an anomaly....There are weird neighborhoods where you have 10 typical 50s style homes in a row which are randomly eclipsed by some 6 bedroom brand new house. 

Typically at market rent the empty unit is rented in a single showing often with a move in on the first day that unit is available (so my turn over costs are not high).- Do a rent survey to determine market rent for your unit. 

I prefer to believe that the responses were meant to be blunt rather than meant to be hurtful.Rules of thumb have so many exceptions that they typically do not make very good rules but ...There is a 75% rule that is generically what investors desire to pay in total of the ARV price. 

Unlike the typical S.

In our mailers, we will typically use a Call to Action (CTA) such as a phone number or website address. 

Typically the new owner has to honor any existing leases.I can't speak for Oklahoma, but in Texas, that dog won't hunt.

To be fair, I've never had a home warranty for either my personal home or any rental properties.But I've know a few people who have had them for their personal homes and they sounded like nightmares.These are the complaints I've heard:I'm sure this can vary by company, but it's typically a $75 service charge every time a repair person comes out. 

What is the typical sequence of events to making a smooth transaction for tenant and us?

So if your right about the project being $1.9m, you would need something in the $380-475k in cash/equity to get a typical construction loan.