Can't go for conventional refinance loan since my credit card utilization is high. 

That's your only power card is involving the case manager.

Are ya prepping Mamdani thank you cards? 

New hereWhat do you all see for open credit cards in applications?

I’ve reached out to over 20 lenders — everything from hard money to business credit lines — and most said “no” until my bankruptcy is discharged or four years past discharge.I’m not looking for personal loans or unsecured business cards — just realistic options for property acquisition or rehab loans where lenders focus on income, deal strength, or collateral value, not just credit history.If you’ve worked with any smaller or more flexible private lenders — even newer companies or individual investors — I’d really appreciate if you could share:Who they are (or at least what type of lender they are)What their approval terms were like (credit requirements, bankruptcy flexibility, etc.)What worked best when approaching them (structure, pitch, documentation, etc.)I know a lot of people in this community have rebuilt after tough seasons — any guidance or names would mean a lot.Thanks in advance for your insight and for helping someone who’s rebuilding the right way.

Sounds like in your situation a cash out refinance would be the better option since it is less risk and you can get a lower payment/rate verus a heloc.There is a lot of issues than can arise with a Heloc which is the same as a credit card verus liquid reserves tax free cash in hand that can be used as an asset for PITI reserves or collateral in general for compensating factors in underwriting or rate/term qualifications.I enjoy helping other BP members save more time and money I say it a lot here on the BP forum but its super helpful to avoid mistkes and lost deals as well.  

Plan closing funds by stacking: ask for seller credits toward closing, use allowable gift funds, and price out down‑payment assistance or a small 0% promo card for minor repairs after closing.

Even if the property is in your personal name and you don't have an entity for your REI activities, create 1 additional checking account and 1 additional credit card for your REI activities.

That may mean liquidating assets (a second car, collectible Pokemon cards, motorcycles), whatever can generate some capital to eventually leverage into a down payment.

And of course another personal Bias is I don't recommend anyone putting training on a CC unless your just looking to get air miles and you pay your cards in full every month..