Then go bigger.Going to politely challenge your statement that lenders qualify borrowers vs the property on commercial loans. 

Assume rehab takes longer instead more than planned, rates rise and refinancing is delayed to understand your risks.The refinance down payment can come from any source, but lenders often frown upon disallow borrowed down payments because you would have no skin in the game.Refinancing will consider your HELOC debt which makes it harder.

Tax free rental income (most of the time after depreciation.)Debt payoffBusiness write offs including your cell service/phone, computer, internet, etcAccumulated “phantom losses” from depreciation to use against future gainsTax advantaged Inflation hedgeCan be borrowed against Allows you to sell your primary tax free and move in to your beachfront rentalCan be passed on to heirs with no taxes due. 

Markets like Philadelphia and Baltimore are being closely watched due to default clusters.What it means for investors: Fewer new loans will originate with marginal borrower profiles.

Why I hate this is lets say you have a borrower who has 30 properties and strategically defaults. you have that personal guarantee you can go after.

You would borrow in an LLC. 

Hey everyone,Looking for help for a client.The deal itself is solid on paper but the borrower is in need of a non recourse option because he invested using his self directed IRA.  

I am a residential investment loan officer and encourage you to utilize me as a resource to help you navigate through and become better educated about lending options / borrower strategies.

Also, rates on Helocs are generally going to be higher than rates on a first position mortgage such as a DSCR loan.Using a rate and term refinance versus a cash out refinance will all things being equal with the borrower credit profile get a better rate as the lender considers a rate and term refinance where a borrower just changes the rates a less risky loan product as large sums of money are not being given to the borrower (so if going from a hard money loan which will generally have a higher rate compared to long term financing such as DSCR financing can be a rate and term refinance). 

haven't actually borrowed from them yet but they have great reviews and are very responsive in correspondence