Dependability will be your biggest problem.

There are investors who like commercial assets they just contact me privately.

I can line you up with a private lender who can help you do a trusted HELOC or even local hard money lenders.... 

If we will Be eventually raising money via private placement in the future, will I need to take the series 24?

Is this even worth trying for or is it better to find private money to help with the down payment?

Or just ask them what the biggest increases to value would be on the property and how much each would add, whether they can be done individually (sometimes doing one thing on a list won't improve the value as much as the whole list).  

Does anyone have a recommendation for CPA who has extensive experiences on Private Family Trust in particular on using the 990-PF form? 

you said private or portfolio lenders will close sub too a judgement like this...

Whether that be a handyman that needs a private capital partner, or a private capital investor looking for handymen. 

I'm using a combo of heloc and private money to purchase property.