I'm trying to explain it gets very easy when you have experience and a track record.You did not list very much of the benefits this partner would have by partnering with you.

So now I have a HELOC of $70k and a mortgage of $160,000 on a house with $250k in value (the rental).

@Tiffany Ralston - I use the marketplace and for silver level coverage (80% coinsurance and a doctor visit is like $25 with prescription coverage) it is $500 / mo just for meI don't have any pre-existing conditions and do not take regular medicationIf anyone has a better / cheaper solution I would be open to hearing it 

There is a nearby project that completed a nice mixed use and a few on the market with the same idea.. i'm pretty sure the zoning would allow. the projected sales price is based off a nearby sale in 2016 -  that sold for around 400k per unit. i will do more research on the zoning and check and double check what can be built and get my numbers right... but then what.. i know the project will make money... my issue is how to fund it and move fwd 

A local real estate attorney can draft you a note and a security instrument (deed of trust, etc) for this lending arrangement.It would be good to have a loan servicing company handle calculating/collecting payment for a small fee (like how property management companies manage your rentals for a small fee).

There is a comparable house that has sold for $10k less than the asking price of this home, and it was move in ready, slightly bigger, and a garage.

The aluminum frames look very thin which helps with the view, and a vinyl replacement would probably have thicker "framing" and would block some of that view.

It’s rarely worth the LLC investment with only a few units, and as you’ve found, it makes finding money harder (or at least more expensive)A $1M umbrella policy will protect you from just about anything.

I would love to get in contact to discuss some properties/advice since I'm very new at real estate and a young investor.

I did forget to mention that I will be leveraging my Realtor License for MLS access and a slight discount on purchase.