There is an Investment Property Purchase program that only requires 10% down if it is a Single Family, Townhome, or Condominium.

Programs like DSCR loans are tailored for rental properties and qualify based on the property’s income, making it easier to scale your portfolio faster.

If you are able to work with full documentation programs, that refi would likely be the absolute quickest way (a couple of weeks) where HELOCs might take 3-4 weeks. 

A lot of concern when it comes to values and even seeing some programs throwing in CDAs that are cutting AMC-driven appraisal values.

RTX is also expanding it facility over $40Million hundreds of new job's.Jackson is offering their new incentive program "100 homes" which allows builder & Developers down payment assistance for buyers. 

It kind of depends on why the HML said 'no'.I've found that many programs will say 'no' for any number of reasons that you might not be able to anticipate.

What’s happening sounds more like a HUD and Section 8 program mismanagement issue than a policy change from the top.Local housing authorities depend on the annual HUD budget allocations, and when those get delayed, reduced, or rebalanced, they sometimes have to freeze rent increases just to make their existing contracts pencil out.

See the chart from Fair Isaac Company (FICO) below: FICO Score Pct of Population Default Probability 800 or more 13.00% 1.00% 750-799 27.00% 1.00% 700-749 18.00% 4.40% 650-699 15.00% 8.90% 600-649 12.00% 15.80% 550-599 8.00% 22.50% 500-549 5.00% 28.40% Less than 499 2.00% 41.00% Source: Fair Isaac CompanyAccording to this chart, investors should use corresponding vacancy + tenant-nonperformance factors of approximately 5% for Class A rentals, 10% for Class B and 20% for Class C.To address Class C payment challenges, many industry "experts" are now selling programs to newbie investors about how Section 8 tenants are the cure.

Hahaha thats a clever name that is suspiciously close to the NFIP (National Flood Insurance Program).

Most DSCR loans want to see only 90 days of seasoning (including the ~30 days it takes to refinance).Some programs might make an exception if you've done some rehab to it, but given your scenario I think you could just get a tenant in there, stabilize it, and get started on the refi in about a month or so.