HELOCs on investment properties can be tricky since many traditional banks don’t offer them, but some lenders, and some local credit unions might be worth checking out.

You'll also likely have longer than tradition residential vacancies.  

If you find a seller willing to carry a note, you might be able to negotiate an arrangement that works without needing traditional bank financing.Another approach would be to partner with someone who has capital but lacks construction expertise.

If you are open to value add strategy, small multis have potential for not only traditional forced appreciation but also the ability to see major rent increases.  

This can provide a better depreciation benefit than traditional STR real estate.If permanently affixed to land, it qualifies for real estate depreciation (27.5 years for residential properties).Considerations:Zoning laws and campground restrictions may impact legality.Self-employment tax risk arises if you provide substantial guest services.Vacation home rules apply if personal use exceeds 14 days or 10% of rental days, limiting deductions.Audit risk is high, so keep detailed records of participation, expenses, and rental operations.Given the potential tax benefits and complexities, consulting a real estate tax professional is advised to ensure compliance and maximize deductions.This post does not create a CPA-Client relationship.

They will likely want you to do all the traditional lead gen steps: cold call, open houses, door knock, etc.

When I had my traditional HML company and 100% of our funds were investors

Rent by room / house hacking / co-living should deliver significantly higher cash flow than a traditional rental. 

I have done bare land and mobiles before but this is my first traditional built LTR.

Seller Financing or Creative Structures – If the seller is open to financing, you may be able to negotiate terms that reduce the need for a traditional down payment.