If you already have a high interest rate, consider a cash-out refinance with a fixed rate rather than a HELOC.A third option could be to sell.

I had another person speak highly of New Western.

Highly recommend @Lien Vuong she commented below and has helped a lot of our clients start of expand their investment property portfolio. 

We make sure to do the work to a high degree.

Can you imagine if our schools have a 95%Everyday I ask myself why the failure rate is so high.

I just need help on finding a path to get my hands on the capital  I highly recommend going and taking @Frank Rolfe's MHP bootcamp but also talk to local banks

Some strategies to get around are:1. leverage your current portfolio and buy in cash, increase value, and then refi2. buy Multi-family so your ratios aren't the main factor to lenders3. get in with a lender for high net worth individuals4.

There are numerous threads about sub to and many investors believe it is a high risk strategy (especially for seller) and believe buyers who use it “take advantage” of naive sellers.  

Off street parking is typically more important for high end/expensive rentals.

Margins seem low and the risk seems high.