I'm looking for some feedback; Between a HELOC or a Hard Money Loan which would be the better option ?

I know this has been asked in other forums, but I'm looking for the most up-to-date / best option to get good room measurements and create a layout of the property. 

Reading through some other forum posts, it looks like there are much simpler partnerships, entities, or offerings that would meet what I am trying to do:My Role:-Decide on properties to purchase, mostly SFHs-Establish LLCs or other business structures to hold the real estate and distribute returns-Purchase properties, using loans as needed depending on the ROI/cash flow desired from investors-Act as property manager for the properties-Depreciate properties held in business entities to minimize taxable income to investors-Distribute returns to investors-Create investments that have high cash flow (CF) and low appreciation (App) , moderate CF and App, low CF and high App-Find investors from connections, friends, and family with no public advertising-Advise in a minimal capacity on tax and real estate strategies-Send investment reports to investors-Be fiduciary to all investors-Receive compensation from PM and other management work I do related to the investmentsInvestors:-Can be non-accredited -Invest as little as $1000-Can use retirement accountsWhat references can people recommend for me to learn about business structures, partnerships, securities, taxes, or other topics to get me started on learning what will work for my goals?

This is an option, but it's not for everybody.

I’m not sure what to do , I’m trying to minimize loss and see if there’s any smart options from other investors  

I have since discovered more lending options.

Quote from @Samuel Fish: I'm here because I recently came across the offer and after hearing their asking price I realized that I need to do some research!

If you'd like to set up a call to discuss your options just let me know!

The space will not have head clearance to meet code (only 6' 4" like the bedroom) so my options are to cancel the project or proceed unpermitted.

Try offering to multiple duplexes and even calling the owners directly (try calling the ones that have owned 10+ years) and seeing if they will sell to you.