I had an architect draw up the plans so I could get some competitive bids.

The land trusts I've been involved with have had my business partner as Trustee (random draw of the straw).

@Robin White I would get a topo survey with lot elevations, setbacks and the power line indicated on it, then pay a draftsman a minimal flat rate fee to give you some conceptual drawings of the home, elevations, and a site plan with everything on it, indicating where the power line is now.

The remaining tenant wants to stay in the place, but wants me to reduce her rent so she can pay and not have her husband on the lease anymore and is looking for me to penalize her husband for the early termination solely and draw up a new lease with a reduced rate.My question is this:  Should I penalize the husband for the early termination solely (which amounts to 2 months of rent) and proceed with a month-to-month lease for the remaining tenant at the reduced rate? 

I can't make that decision for you but I can draw the plans ;)

However, we subbed out all of the work and was able to finish the project at 80% LTV so our last 20% draw was ours to keep.

That the draw period is 10 years in most cases meaning you have 10 years to draw from this account and utilize the money any way you choose and you have that long to pay back the 50k with the terms of interest only before the pay back period hits with interest and principal payments, but you can refi the heloc at any point before that, just as you would a loan.

I know a lot of what most investors see as a potential BRRR is determined by ARV and how big the rehab will be, but what I’m wondering is where do you draw the line for what might be a BRRR vs. what could be just a buy and hold rental?

It's on a crummy looking street in a good area (half the surrounding properties made my budding wholesaler Spidey-sense tingle), a healthy but not unreasonable bike ride from a strong tenant draw and stumbling distance from nightlife.

I am really looking for some guidance with drawing up a contract for deed deal to approach the owners of the duplex behind mine.