The offer also come with very high earnest money and no option period.

Loan options will depend on if a rental or primary home. 

I'm guessing that would be something like 14% if anyone would touch it.Probably needs to look at other options like hard money on the new project, borrow from 401k or stock account or life insurance.

White and warm grey or white and beige should be your options.

I would be interested to see what your credit and income would be because we have heloc options and I may be able to help.

-Clients option to buy into another 18 mos.

That said, many of the issues you pointed out have more to do with the policyholder than the product often times and ironically are parallels to what I'm certain to be issues many of YOUR clients face (inability or lack of desire to understand finances, nuances of financial planning, budgeting, investment options, taxes, retirement planning, estate planning, etc.). 

If HELOC on an investment property is not an option, is there another way to pull the equity for that property to buy another investment property? 

They may not be the cheapest option around, but their service has been great in my experience.https://qcmechanicalhvac.com/

Hello Marlon, Im going to try Bigger Pockets for a bit and reassess in a few weeks to see if premium is a good option.