Banks also won’t loan less than 50k on a home loan period.

Since HELOCs have a variable rate, you’re banking on rates staying the same or decreasing.

The vast majority of "regular" or traditional (Conv/Govt) mortgages are originated by specialty lenders and brokers and are sold in the secondary market to provide yield on bank balance sheets (think Chase or BoA) or to be securitized into MBS.

They have an app, scan your mail, forward mail, and will even deposit checks (forward/mail to your bank).

Because interest rates are high right now it probably doesn’t make sense to pull extra cash just to stick it in a bank account.

These strategies can allow you to acquire properties without traditional bank financing, which can be beneficial given your current DTI and income situation.

There are several benefits of having cash in the bank/liquid reserves versus an open end mortgage (a.k.a) credit card.

This of course depends on your starting bank roll - but if its like mine (under 100k) - Im trying to put as little as possible into it on top of initial equity and fees.this will likely chew a big hole in your ROI  (now if you are looking to improve value with a cash out refi or a great prospect comes along that needs combo new plumbing, roof, windows, foundation repair, etc - well just make sure you know what youre getting into and/or have a good contractor and finger on the pulse of the market when estimating the ARV YOURSELF - couple missed items and you risk having a bad first investment and not doing it again).    7) dont be scared be ambitious ( i should heed my own advice sometimes) 8) define numbers goals within your target areas.  

Are you sticking to traditional banks, exploring private lenders, partnerships, or maybe something creative like seller financing?

First, when calling banks target the smallest most community based banks you can first.