Creative Finance options to purchase Commercial RE? Anyone use BELOC?

[Rick R.]

I am looking for alternate finance options other than regular Commercial loans offered by Banks. Did any use BELOC (Business Equity Line of Credit) to purchase investment real estate? BELOC seems to require 6% points up front fees for lower fixed rate loan and can finance > 80% on certain RE properties.

We are purchasing a 7+ cap property with a long term lease. The current finance rates from traditional Banks are causing the cash flow to be too tight.