here is the situation. i left a really good paying job to take care of my 81 year old parents because my dad is chronically ill and my mom is almost there. i wont go into too much detail, but my sis doesnt help them. ill leave it at that. we have a person who comes twice a week to help with cleaning and other household tasks. i carry the bulk of the weight cooking their meals, running errands, grocery shopping, picking up meds, and taking them to dr appointments. its a full time job. i get a small salary of $1000 a month from a care giver sub contractor for the VA. ive been paying my bills with what savings ive had, but only have a few months of funds left. i own a duplex. i have over 200k in equity. i live in texas and texas has weird laws about refi and heloc/heloans when the property is 4 units or less and owner occupied. i would rather not sell, but if thats my only option i will have to at some point.does anyone have any advice or possibly be able to point me to lenders who might be able to work with my situation?

I've had people at work get very angry before, Ill pack my stuff leave and discuss at a later time with them over phone and come back when they cool down. 

Hard money to collateralize the equity... ill look into that as an option

Thx for the replay, I ll be waiting for it. 

Please message me and Ill share their contact info.

Bouncing payments or only being an illness or accident away from notbeing able to pay the rent, are issues considered by our underwriting.Letter Of ExplanationAny time there are credit issues or we discover an inconsistency, we require a written letter ofexplanation (LOX).

Of course I don't know the details of how your currently transmit information to your bookkeeper.

The deals I'm pursuing should work well regardless, but I'd like to shave as much as possible on the expense side (without taking unnecessary/ill-advised risks).If things take off properly we'll setup an LLC and move into a commercial loan portfolio for the long term, so I would be curious whether that helps/hinders options as well. 

Feel free to contact me and Ill share our vetted contact list. 

Got it thanks ill check it out, hopefully there is some clear guidelines on this.