I am not a contractor but i know a couple that build for me at a reasonable rate. 

Any good lenders to contact and/or what rates should I expect to find?

At this point the value of the house is still increasing but not at the same rate as the previous years for a number of obvious reasons (high Interest rates,  age of house, etc.) and at this point I'm not sure what my next move should be since I don't like having all that equity tied up in the property and borrowing against it (HELOC) doesn't seem like a good idea since banks seem to be charging even higher than "normal" interest rates because the house is not my primary residenceIt's been almost 2 yrs since a I moved out of the house and I know my time is running out before we'll have to pay capital gains on the property if we chose to sell it [unless I do a 1031 exchange of course] but wondering what other options I might consider.

Seems like a good idea to have a resort/Hotel where LGBTQ people can feel safe and comfortable, without having to travel very far away, but finding funding today with rising rates and shrinking credit will be very challenging beyond any discrimination y'all may suffer in the process.

Market yourself at hourly rates to do the training at your client's home.

If they want to live off-campus, they need to pay a market rate. 

The Failure Rate is from people's head space more than anything else. 

In the Reno, NV market there are better cap rates on single-family than multifamily because the the supply issue of multifamily.

While interest rates are high compared to the recent past, they are in line with the historical norms.

Your level of experience may or may not factor into the rate you get.