My attorney that handles SEC registration told me something along the lines of $1.5-2M as a minimum if I remember correctly.

These are usually from personal connections we have made through the years and the investors usually want proof of experience to participate in any deals.Can you recommend any lenders in particular for SBLOC product?

Personally I do not like providing appliances for tenants as the repairs and headaches start adding up.

Again why is your agent not handling this.. ???  

Your EMD should still be with the title company if it was handled correctly.

To structure a partnership, consider forming an LLC where you handle property management, renovations, and operations, while the investor provides the down payment.

We've not met in person yet, but know each other.

I don't know if they still do it but if memory serves a few years ago TD Bank would do a HELOC on a rental in second position but only if it was titled in someone's personal name. 

I am not a huge fan of them personally as they are PE investors and have a very, very narrow view of the industry and how it should be approached. 

I haven't personally dealt with any crazy insurance premiums such as the ones people have been advertising in like Tampa, FL.