@Lily Jensen, I've come across a few banks that will do HELOC's for investment properties that I can share with you here locally in Florida.

I have found lower end W/D more recently have been failing much faster than the higher end names (Samsung, LG, etc). 

What matters more is whether the borrower in question has the (i) time, (ii) contacts, (iii) experience, and (iv) ability to effectively communicate & package their loan request to banks & credit unions in a way that is compelling to those lenders. 

As your banks have made very clear.Getting a second job would be financially more productive and less work than wholesaling. 

Unlike traditional bank loans, private lenders offer quicker approval, fewer requirements, and the ability to customize loan terms to fit the project.

What banks do you guys recommend that I can use in the US?

Look at my post here : Property Management Banking (biggerpockets.com)Let me know if anyone has experience using especially their banking.

When I have asked the management company about the HOA board in the past they always fail to respond.

Personally I have not had much luck with seller financing when there are agents involved - most don’t understand it and think it just makes the deal more complicated.Did you check with your bank to see if they will mind you having a second loan on the property?

I have a family investor that I will borrow from for the down payment, then finance the rest from the bank.