The HELOC is unnecessary...that's the scam. 

  (2) (A) The local agency shall not impose objective zoning standards, objective subdivision standards, and objective design standards that would have the effect of physically precluding the construction of up to two units or that would physically preclude either of the two units from being at least 800 square feet in floor area.(2) A local agency shall not impose objective zoning standards, objective subdivision standards, and objective design review standards that would have the effect of physically precluding the construction of two units on either of the resulting parcels or that would result in a unit size of less than 800 square feet.

The CITY considers my lot multi-family, because they impose rent control.

Recent amendments require a local agency to impose an owner occupancy requirement as a condition of a homeowner receiving a ministerial lot split.

The One Thing was a fantastic book and I seem to be asking myself that question every day to make everything else easier or unnecessary :). 

To that end, the IDFPR has authority to initiatedisciplinary proceedings against licensees for violations of the Illinois Real Estate Act of 2000.The IDFPR may “refuse to issue or renew a license, may place on probation, suspend, or revokeany license, reprimand, or take any other disciplinary or non-disciplinary action as theDepartment may deem proper or impose a fine not to exceed $25,000 upon any licensee underthis Act . . . for any one or combination of” the grounds for discipline set forth in §20-20 of theAct, 225 ILCS 454/20-20.Additionally, a licensee may be subject to both civil penalties and criminal liability for theunlicensed practice of real estate brokerage:Any person who practices, offers to practice, attempts to practice, or holds oneselfout to practice as a real estate broker, real estate salesperson, or leasing agentwithout being licensed under this Act shall, in addition to any other penaltyprovided by law, pay a civil penalty to the Department in an amount not to exceed$25,000 for each offense as determined by the Department. 225 ILCS 454/20-10(a).Any person who is found working or acting as a managing broker, real estatebroker, real estate salesperson, or leasing agent or holding himself or herself out asa licensed sponsoring broker, managing broker, real estate broker, real estatesalesperson, or leasing agent without being issued a valid existing license is guilty ofa Class A misdemeanor and on conviction of a second or subsequent offense theviolator shall be guilty of a Class 4 felony. 225 ILCS 454/20-22.It is a fundamental principle under Illinois law that parties can agree to any terms, and can contract in any situation, as long as there is no legal prohibition or public policy that dictates otherwise.Contracts for the sale of lands, tenements, or hereditaments or any interest in or concerning them for a term longer than one year must be in writing to satisfy the Frauds Act.

I felt that my actually taking title to list and resell was an unnecessary economic burden on me and a future buyer and the policy would create money damages for me and the future buyer.

Hoffman acted as a real estate broker or real estate salesperson without being licensed under Chapter 4735.DIANE SHELTROWN, Waynesville, Ohio, was found by the Commission to have violated R.C. 4735.02, unlicensed activity, but no penalty was imposed.

You do not want to expose yourself to the unnecessary (and endless) liability of hiring unlicensed workers for what you're describing as full home renovations.

I'm afraid of stirring up unnecessary trouble.