For example, conventional loan in 1st position, a HELOC in 2nd position, and a private money lender in 3rd position.

One way to still get 10% financing without these large hits is to break the financing up into a 1st and 2nd mortgage (HELOC) and still only have 10% down.   

We do offer bank statement HELOCs for business owners who don't show income on paper but can show revenue coming in(bank statements), doesn't sound like that applies here.Freddie Mac allows for assets to be counted as income, 70% of total divided by 240.

I am looking at a cash out refi or a heloc/heloan, a 401k loan, a home equity agreement or even creative financing to do this.

Currently, I have my primary home loan, then a HELOC that has over $200K capacity ($50K balance remaining on it, but should be paid down in the next 3-4 months), so $155K or so available to draw on my HELOC at about 12%.  

I applied for a HELOC.

Question, can i use HELOC from primary residence to buy land somewhere else and be able to deduct interest that I pay on HELOC?

I had another idea of her getting a HELOC and use only the necessary for the 20% of the property where we would live together and rent out the house which according to Bigger Pockets' report will be in the low $3K to cover both the mortgage and the HELOC.

My first question is why can’t they qualify for a better loan now, such as DSCR or even a HELOC?

With a HELOC, determination, due diligence, and a bit of luck, I am confident that I will achieve success in this REI.