Larger banks (WF, BoA, etc. ) will most likely never provide you anything higher than 80% LTV.

The big banks (Wells Fargo, Chase, BOA) often times can give you a good rate, but they can be a one trick pony and if you don't fit into their "box" or if the deal doesn't fit into their "box" you may be out of luck.

Absolutely no argument there with regard to BOA - we hate the bank with a passion.

Almost everyone else (PNC, BoA, even Lending Club Business) had a minimum years in operation requirement.  

I tried the big box banks like BOA, Wells and TD however they would not offer me a HELOC unless the primary mortgage was with them already.

Bo,As a current investor in WA state I would start with looking at auction.com in the area you'll be moving to.

They have the one loan with Boa, the house is currently listed with a realtor.

An appointment has already been set with BOA to inquire but certainly planning on reaching out to other options as well to begin the process.  

(Mortgage held by Greenpoint, Note to MERS as nominee)Borrower gets a 2nd for $50K from Greenpoint in Feb, 2005 (Mortgage held by Greenpoint, Note to MERS as nominee)Borrower defaults on both around Jan 2008.Greenpoint files a Lis Pendens to Foreclose in Mar 2008MERS assigns to Greenpoint in May, 2008 (Uses proven Robo signer Tina Jones)Condo Assoc gets lien for $45K Dec 2009Greenpoint assigns to BOA in Dec 2011MERS satisfies 2nd mortgage Sept 2012BOA assigns to HSBC as trustee for GSAA Home Eq Trust Asset Backed 2005 in Oct 2013 My strategy is to buy it at the HOA auction understanding I have a clouded title.

You can say things like, I closed alot of loans with BoA and they do a great job, telling a buyer to go to BoA and not suggesting other lenders can get you in trouble.Realtors also have ethics violations to deal with in steering any service to a provider.