HELOC lender for SFH investment property in Los Angeles, CA

[Mike Williams]

Can anyone recommend a HELOC lender for a SFH investment property in Los Angeles, CA?

All the leads I've found so far have balked at either the "investment property" requirement, the "in California" requirement (or both!)

If I have several options, I would prefer a HELOC with no initial draw requirements (i.e. to establish a literal line of credit that I have no specific short term plans to use), i.e. not something like the better.com HELOC.