The property cash flows, but CoC is not to my standard (10%+).

Cities like Harrisburg, or Lancaster, PA are great examples with very high standards of living and much cheaper housing prices than you will find in Philadelphia or DC.

EIDL funds cannot be used for physical repairs, expansion of physical facilities, acquisition of fixed assets, bonuses, owner distributions (non-performance related) or refinancing existing debt." 

The Standard 203k has a min of $5k in rehab and the max loan (including rehab) goes as high as the FHA max loan limit for the area, which for Houston is $331,760 for 1 unit, $424,800 for 2 unit, $523,450 for 3 unit, and $638,100 for 4 unit. 

Or can I use a standard template from the Internet and then have it reviewed by an RE lawyer?  

@John Teachout that is our standard practice as well, doesn't matter if tenants move in on the 1st, 2nd, 15th or 30th.

I am reminded of how I was never able to get back my "credit line security deposit" "facility fee" from Brookview Financial. 

One thing I personally dislike is that the master closet, which is your standard 5' wide closet, houses the water heater.

This is a good time to start bringing a team of professionals on board to help keep your project cost effective, completed to the proper codes and standards and completed in the shortest time possible.2.

My standard answer for being asked the reason for the HELOC is "upgrading the home".