Multi Family Property Down Payment Advice?

[Jason C.]

Hello BP!

Here's my situation, any advice or assistance would help tremendously. Thank you! So I've been investing in tenant occupied SFH for just short of 10 years; I took a 2 year hiatus due to a job change and lack of funds but am now ready to begin purchasing again. I've used the old tried and true technique of working at my full time job, saving for a down payment, making a purchase, rinse and repeat. I'm shifting my focus to multi family units ranging from dublexes to 10 plexes. I've found a few multis that will work but am having trouble coming up with a larger down payment assuming its 25%.

I don't have enough equity in my primary for a HELOC but do have two SFH investment properties that are paid off free and clear. I attempted a HELOC on one of them but was turned down due to having more than 4 properties. I then started asking about a second mortgage on the same property and my finance team suggested a business line of credit.

I've read a lot on BP about different loan options but wanted to present my situation specifically and ask for any suggestions. 

1. I plan on buying with a conventional loan and am wondering if they will accept a BLOC to be used for a down payment?
2. Would I need to "write myself a check" from that LOC and let is season in my account for a few months?
3. Any financial institutions that will loan in GA that will do investment property HELOCs without the 4 property limit? (None of my local banks/credit unions will do it. Huntington, PedFed, etc not in my area. Another BP member did mention Navy Federal)
4. Any out of the box/money moving techniques that have worked for you?
5. Looked into hard money options on BP but they're very short term, anyone have experience?
6. Private money is an idea but with my network, I don't have that option unless there are BP members out there?

I appreciate any help given, seems to be a lot of similar topics on BP and I didn't want to re-ask the same question. Scaling up seems to be a challenge unless you work your tail off for years and save $100K for a substantial down payment for a larger multi family. I'm recently exploring other alternatives to the old fashioned idea of work, save, buy, rinse and repeat. I know there's a way to make this happen, investors are out there everyday getting creative. Thanks for the help BP and good luck to everyone on their journey for financial freedom.