I own 2 small multifamily properties (4 unit and 8 unit) and it sounds like the big opportunities lie in big commercial property (ex. 100units and up).

You can use your HELOC for down payment to acquire the property instead. 

Without the upside of a good neighborhood and/or quality property, I don't love it. 

Pricing a rental property too high is a BIG mistake. 

Connecting with local investors or agents experienced in VA loan-friendly multifamily properties can also help.Good luck!

For example using and LLC to take revenues from properties Etc.

Quote from @Jokari Trueheart: HI, almost 11 months ago I purchased 3 duplexes and I borrowed the funds from my personal residence which I took out a equity agreement for the down payment on the investment property, great idea at the time because I have 10 years to pay it off and theres no payment requirement, but , I learned more about the consequence that it takes a large chunk of my equity the longer I take to pay it back, so my goal was to refi cash out the investment property to pay it back but I don't think theres enough equity yet to pull the full $106k needed, I only borrowed $88k but with the equity percentage for one year i'm paying about $18k in equity on top of the amount I borrowed if I pay it off in year one, so I need this paid off ASAP before it increases more.

I have REPS by actively and materially participating in my rental property portfolio, and also work as a real estate broker full time (1099 collecting commissions through a single member/purpose LLC) from buildings I sell.My losses from my rental properties (LLC #A) largely offset any federal and state taxes from my brokerage business (LLC #B).

They are multiple factors that go into the rate though (such as how high is the loan to value, type of property, credit, to name a few). 

My business could then pay the utilities, property taxes, mortgage interest, insurance policy, and home repairs.