well mostly im looking to seller finance to begin to create longer term profits.selling the partial will recoup the money used to purchase and rehab so i can repeat the processkeeping the back end of the first lien note essentially pays me a second time as well as keeping the down payment money and the second lien for the difference between down payment and 100%if i build up a list of buyers who are decent risks but unable to qualify for bank loans i will limit the amt of times i have to conventionally sell property via a bank and a realtor which ,combined, would take 10% of my profitit seems a much more workable way to bypass the need for hard or private money upfront to rehab, having to work with draws , etc, points. or lease purchasing it and having to refinance to pull my money outthe fact that i have cash to purchase initially would allow me to get ahead of these costsdoes this seem feasible ?

I have a 10-yr draw on the HELOC and will only need to pay interest (which is tax deductible).

To get permits you need architectural drawings, at least one land survey, and engineering work. 

I also draw houses for builders so I got some discounts on this house for cabinets, stone work, tile work and electrician.

Did she get a lawyer to draw up the original paperwork or witness it? 

Sometimes it helps to do a walkthrough with both an architect and a general contractor simultaneously because there is less room for error when drawing up plans. 

Is it possible to draw equity from a rental property?

You get an "escrow" account from which you draw on your construction/rehab costs. 

I was just working through the numbers. hmmm. back to the drawing board.

I think the privacy from the road due to the elevation could be a draw for certain tenants.