An IRA custodian is the financial institution responsible for record-keeping and IRS reporting requirements.

This is simply not the case.I recommend you check for a local chapter of the Community Association Institute.

Would love to use a Heloc to fund part of the construction of an 1200 sq ft ADU I don't know what company or financial institution I should work with for the best terms and rates.  

And no financial institution in the US will finance down there.b.  25% rental tax rate for Non residents rental income, plus 25% capital gains tax. 

Otherwise, there's no point in having the rule.I have an Animal Addendum that lists rules and includes penalties (monetary fines, remove the animal, suffer termination).I would write the Tenant a notice of the violations (unauthorized animal, failure to change filter, failure to maintain softener) and give them 14 days to correct those issues or face fines or termination.

My question is, how do I properly fill this out due to there being no financial institution involved.

All of these would have different answers, but all might point you to the Manufactured Housing Institute, a national trade association, or the state trade associations in the state or states you plan to operate in.Answer those questions and people here can direct you in the right directions. 

Any institutional source of funds is allowed as well.

Our private equity ARM has been in the Non-Performing-Note space for over a decade and I have yet to meet any institutional lender that lends on a note.

He got back to me and informed me that the adjacent properties were owned by the State of Ohio and a private entity called Life Change Institute.