Advice to leverage and buy another

[Carolyn Keller]

Hello! Have a single family home, currently rented. Tossed my property management co, managing everything myself. Now beginning to look ahead to next year and begin the process, of buying another to rent. 

Current rental home, paid cash, no loans, LOC, partners, etc. Seeing that the HELOC loans are more for primary residence owners.

 Line of credits in general start at very low lending amounts, and seems like there are a lot of hoops to jump through, with application fees, and other fees. Looking for $40-60k.

What is the general practice more or less for expanding? Leaning towards really socking away my paycheck and rental payments for 3-4 years and paying cash, but are there better loan products out there? Also read HELOC loans are subject to sudden closure sometimes by the bank for no reason.

Help is very much appreciated!