I have also heard when going to a local bank to get a portfolio loan you should have a business plan to show the lender and convince them that your investment will produce positive returns resulting in a low possibility of defaulting on the loan. 

.#2, to change your current position, you need to make your fist step forward, meaning, entering into the game#3, you have all the answers, you just need to listen to yourself.My name is Tomer, I'm investing in Tucson.I live in Israle, small country in the middel east.I operating in Tucson for the last 2 years, flipping houses and wholesaling, I'm not doing it by meself, I have an amazing partner that together we form a wining team. 

I applied a Home Equity Line of Credit with a Rental property I own free and clear. 

Mike Dymski Random unrelated question after looking at your profile...Do you feel that you're in a position to retire with your 34 rental units?

Finding a good renter who likes condo living seems like a relatively safe bet...if the positive cash flow is not eaten away by capital expenditures, lack of reserves, and routine maintenance on big ticket items.  

Tax liens, pre foreclosures with equity, absentee owners, properties that havent been sold in a long time, property in probate, reaching out to the beneficiaries or successor trustees of property put into trusts when the trustee dies, befriending a divorce attorney and asking them for leads, looking through the registry for loan modifications usually these people still cannot keep up with their mortgage.

Your solution is you can buy quickly and in as-is condition.For high equity and 100% equity sellers, maybe they want to sell to cash in on their equity, but their home needs $35,000 in repairs. 

For example, if there is a lot of equity, you can probably wholesale it to another investor.

You can buy the 1st property with an FHA loan, but if you can buy a deal, something you may be able to renovate and build up equity, you can possibly refinance to a conventional loan and use the FHA loan all over again.

You may also consider houses that require some renovation, that way you can generate some instant equity.