Our notices go out 90 days prior to a N/T Sale, so if you pull notices that were sent out this week, you will get leads for people that are facing foreclosure in about 90 days. 

While most banks won’t do a HELOC on a business-held property, there are ways investors access that equity without refinancing.Here are the main options to look into:Some lenders offer HELOC-style products specifically for LLC-held rentals.Look up: Commercial HELOC, Business Equity Line of Credit, or DSCR HELOC.Lenders to check: Kiavi, CoreVest, Lima One, Civic, Finance of America Commercial, and local credit unions.DSCR second Mortgage - This gives you cash-out without touching your 3% first mortgage.Ask lenders for: Business-Purpose Second or DSCR Second Mortgage.Because your property cash flows and your LLC is seasoned, you may qualify for a no-lien business LOC (Unsecured Business Line of Credit) through:Chase, BOA, PNC, BlueVine, Fundbox, or local business credit unions.A cross-collateral loan is another option. 

I like duplex for cashflow but i see townhome style duplex built in 1980s around 410k. 

Moreover, even if you can find a good mentor, their goals/priorities/style may not align with yours (in fact, there's a good chance they won't, especially since you're in the very early stages of figuring out what you want to do).Another issue: mentors typically expect something in exchange for their valuable time and expertise.

Quote from @Joshua Nichols: It sounds like you need the active style job/position in real estate with BRRRR, flipping, partnership and all.

I just finished a CCIM-style breakdown of a 10-unit multifamily near Myrtle Beach that recently traded.

I just finished a CCIM-style breakdown of a 10-unit multifamily near Myrtle Beach that recently traded.

My recommendation: focus on house hacking plus a simple BRRR-style value add on renewal or turnover, keep expenses tight, and start raising private money by sharing your story and numbers.

Some lenders do not disclose if it is a business purpose style lender, however it is always good practice to send a  broker provided loan estimate in writing, regardless if the lender follows this procedure or not..

Unfortunately, that doesn’t always happen.Just keep in mind: these deals can get tricky if you’re working with someone who doesn’t have experience with house hacks or investment-style acquisitions.