Here is the layout,, Main house has 3 units and there is a stand alone cedar log cabin 920 sq ft. (4 units total - 2 separate dwellings) There is also a two level garage that is attached to the main house.

Single Family Dwelling / detached house.Not FHA.There are a few portfolio lenders offering up to 95%. 

Once you've run numbers on a lot of properties, you'll know what a good deal looks like almost instantly. 

City records says it is 2 single family dwellings that is why there is only 2 electric meters instead of 4. 

If you're familiar with the "BRRRR strategy", you know what I mean by (instant) "additional equity".

See item #3 for where I think much of the shortfall is.3) Somewhat related to item #2, I filled out a spread sheet to determine cap expense numbers and what I determined is that investors in small number of unit dwellings are virtually universally under estimating cap expenses.  

I’m really interested in the Heloc because I don’t have to instantly start paying on it until I use the money but today what I was told today by Pedfed credit union today that I would not be able to get a Heloc on any of my properties because I’ve been grouped in a category of having 4 or more properties.

Tom Herman I am not a CPA,but I am pretty sure you cannot buy a residential dwelling and right it off as a business expense.

Tyler Jahnke I would buy a partial performing note that way you know where your $ is going and you get instant cash flow.

This class includes any property that is a rental building or structure (including a mobile home) for which 80% or more of the gross rental income for the tax year is from dwelling units.