A lot of banks have introductory rates for HELOCs that they use as a loss leader for the branch and you can shop around for the lowest rate or any bonuses they have because its the cheapest money you can borrow.Once you have that line of credit, rather than utilizing it as collateral for downpayments on leveraged properties, I would use it to leverage the strength of cash offers on distressed properties ideally to motivated sellers that allow you better access to good deals compared to those with financing contingencies.

Is most of your financing coming through traditional lending thus far?

Traditionally your agent will no longer submit an offer as they would not get paid, but you can technically submit an offer on anything, it just might get thrown in the garbage

Owner said they'd sell it at $250k.The price seems pretty high when I compare to the rental properties I've bought.

I've never even used traditional lending, but I've found that talking to lenders is a great way to learn the basics.

If she wants a lump sum you’ll need to find a way to gain possession by either traditional financing, or possibly a land contract or master lease option and then (assuming you can) refinance after a renovation with a quick turnaround.

Many investors get 5-10 years of traditional cash flow and market appreciation in 1-2 years. 

@Skyler Flintall the reason we don't take financing into account with cap rates is that (in theory) the cap rate lets you compare the investment returns between dissimilar investments.

CAsh purchase then traditional financing with a great lender/line of credit.

My lawyer told me to put my assets under the LLC and Tax ID number how do I do this if I get a traditional mortgage loan to finance a rental property in my name and social?