There are thousands (specifically around 15k) real estate agents in the greater Charlotte market and with the demand that is being experienced here, prices on market deals are through the roof.

(Roof/AC/general property review).

The company I own provides those services, but not on such a small one-time project far from us, but you will find many consultants in northern CA who can help.  

It wasn't a lot of standing water and the spots were dry, but I would've accepted a simple "We don't know" in response from the agent/seller.I also wanted to know an estimate of the age of the roof and water heater.

However, using a HELOC to finance your next property will probably be easier (if you're buying another "project") and cheaper (you'll likely get a lower interest rate). 

Has anyone used Unsecured Credit Lines or Cards on a Recent Project with success?

Would be a killer time to unload any problematic properties, vacant rentals, or list projects that will be finished within forty-five days. 

You can increase your cap rate through big value add projects.

I’ve got some projects going on both side of the bay so we should be able to meet up soon.

Based on the numbers you have shared it sounds like a very high risk project without much upside.