And so, while the projected returns are higher and hopefully underwritten in a way that those risks are accounted for, there is a higher probability that something will happen to miss those projections and end up with a lower return.  

@Lora Krulak dedicated bank account for each property / new development the LLC invests in.

Maybe because I did all my rehab and reno in the past with cash, but the terms of hard money is high 10.9 - 12.5% with 2-2.5% origination fee, and a long list of draw fee, inspection fee, doc fee etc.Right now i have 450k cash in the bank, 250k HELOC from main property, another 200k HELOC can be opened on my fully owned GA SFH.

I've contacted and spoken with several local banks and they all have informed me until my mother comes off my DTI they won't be able to give me a loan since it looks like I'm underwater on paper. 

Account Closed typically you would do a cash out refinance. 

@Thomas W.this response Is more about your debt to income ratIo than It Is savIng up money: Some banks will let you count 75% of your rental income to offset your mortgage.

So I have been calling around trying to get lists from title companies in Illinois (no lick as of yet) but was informed by all of them that they cannot do double closings unless the first transaction is escrowed, or they and the bank sign off.

Now the bank is trying to push me to refinance into a new construction loan to complete the project.

Bank statement loans of course would look at the total deposits into your account and use a percentage of that as income. 

That's a red flag for some sketchy accounting because in my experience with a client that went through this and a PM company I interviewed, they were using Tenant Security Deposits to fund their business.