I have over $100k in equity in a rental property...I am unable to use it because of fees associated with HELOC and refinancing. How do I get past this? Do I have to use a hard money lender?

Are you bankable? You can't find a bank or credit union willing to give you 75-80%? Just trying to get more background on the situation

Where is the property located? 

My property is in Colorado Springs and my credit score is 660 and going up.

@Zachary Wiederstein I’m in the Springs as well. Most lenders won’t do a Heloc on an investment although I’m sure there is someone out there who would - I just haven’t found one. Talk with Rich Dillman at Caliber I’m Briargate. He can help with cash out refinancing.

Yeah, cash out refi is the only traditional option I'm aware of unless you have a portfolio of about 3 or more properties. Once you have a portfolio of properties you can bundle the equity into a commercial LOC that's based more on your balance sheet than individual lines. That's what I have. Commercial terms are not as attractive as residential, and it does come with annual fees, but it's a good option.

@Zachary Wiederstein

What is the value of the property? With conventional, for a single family rental property you can get an LTV up to 75% with a cash out refinance and up to 70% LTV with a multi-family rental.