How to be creative to purchase the next property

[Roberto Filice]

Hi BP community. I am trying to think of a way to come up with the down payment to purchase my next property. I have used up all the cash I had to purchase 3 other properties. I have great income and great FICO score but lacking the down payment.

I looked into getting a HELOC but the rates are too high (around 9.4%). The rental properties I am looking at sell for around 100k with a rental potential of $ 1100.

The HELOC + mortgage + property management + insurance +property taxes + vacancy factor would be the same if not more than rent.

Any suggestions? If I wait to save the money for the down payment, it will take too long. Possibly hard lenders? Do they lend 100% (probably not). Not sure what they interest rates would be.

Thank you.