HELOC provider in PA/Philly against an out-of-state investment?

[Kyonne Isaac]

Hi everyone!

Just discovered Bigger Pockets - WOW! I'm hoping some more experienced minds in the tri-state can point me in the direction of a solid lender who would be game to provide a HELOC on an investment property I own, but is located in Florida. All the places I've tried so far only want to deal with owner-occupied situations. And I may not be super attractive as I'm only looking for 30-40% LTV ratio - $50,000 on a property valued at ~$150,000. Interested in using the LOC to acquire more investment properties (particularly in a seller-financed context, so the LOC would go towards earnest cash, closings, light/minor repair work).

Anyone heard of lenders (especially based in Philadelphia) who would go for this kind of situation? I've been doing my inquiries cold over the phone, so I'm also curious if you all think being a walk-in inquiry (putting a face on the inquiry) would work better for me... I'm quite a new investor if you couldn't tell, heh.