You would probably have to partner with someone who has a track record, or at least a reputable GC, in order for a lender to consider you for a construction loan.

Also, the insurance companies are fleeing Florida so I'm definitely not making as much as I would from selling while things are still good.Talk me off the cliff or push me over please.

To secure the construction loan for the duplex, I would use the entire property as collateral to meet the down payment requirements.Does this sound like a good strategy?

Just found out that assumable loans are a thing for VA loans. 

The most pressing, and i cant seem to find a true answer from the the building department OR the utility companies is if I need to have separate meters (Electrical, gas, water) for my ADU and main home. 

Are you leveraging the stability of conventional loans, the speed of hard money loans, the flexibility of private money, the creativity of seller financing, or the collaborative approach of partnerships?

Short of that, he transferred the property in violation of the promissory not so, the lender could accelerate the loan and declare the full balance due and payable.If your grandfather and notary didn't sign the quitclaim, you don't have one so, umm...have them sign it and record it.

I would also order a foundation inspection or sinkhole report prior to purchasing, if you don’t that fight with the insurance company is a "No Win" situation!

Be prepared to document where that cash came from - in your case, that's easy, your HELOC.Would be happy to help you with that sort of transaction if you want to reach out - I find a lot loan officers are unfamiliar that this option even exists. 

But with DSCR or conventional loans I need 20% down or so.