Some banks will go as high as 100% LTV, so you can potentially tap into more capital.The upsides of a HELOC are: much lower fees, you don't pay any interest until you actually use the money, typically an easier process.The downsides are: higher interest rate (that's usually variable), shorter payback term (20 years).Either way, you really only want to use this money for short-term financing.

And the time horizons for these can be shorter so easier to buy into and sell out of - even using a 1031.NNN are the gold standard but not all can purchase solely owned (or want to for what their price point will buy). 

Arguments for a 30 year loan: (1) You lock in your fixed payment in "2018 dollars" for the next three decades, when that $700 will be worth a lot less (Jason Hartman calls it "inflation-induced debt destruction")(2)  Since your payments are lower, you have increased cash flow that can be used to deploy capital into new projects(3)  If unexpected expenses arise (personal or business), you have an immediate source of regular cash flowArguments for a 15 year loan:(1) increased equity over a shorter time horizon(2) cheaper interest rate(3) owning property "free and clear" still in your prime years and the lifting of psychological burden of debtIt really depends on your personal strategy and where you want to place your risk. 

It'll save you time in the shorter long run. 

You can look up non-qm lenders to find some that make loans directly.Commercial loans can be found on all of the above, and have a higher interest rate and shorter term.  

If you're going to hold the property long term as a rental, you'll likely need bank financing at some point because it just won't make sense to pay hard money rates long term (plus most hard money loans are shorter term -- usually around a 6-12 months). 

B and higher assets didn't cf enough so weren't on my radar.12 or so years later, I won't pass up a good cf deal, but can 'rationalize' purchasing higher quality assets with shorter mortgage terms for the equity capture and eventual high IRR. 

To make a long story a little shorter I ended up moving walls, building walls, replacing every light, switch, outlet, new doors(inside and out), new cabinets, every piece of trim is new, built closets, rewired most of the house.

I've personally found that the learning curve is much shorter as a new investor, if you are willing to put in the work to understand your local laws and tenant/landlord rights yourself and manage your first few properties yourself, before transitioning to a property management company.

At some  times of year it is to everyone's advantage to  sign a longer or shorter lease to get to moving season (around may).