I have two ideas for you. 1.Buy a duplex live in one side and rent the other that can go through a regular home loan at a bank or credit union. 

The city is permit heavy, topography/bedrock for new housing can often add cost, and Duluth is very pro union in the trades.

My credit union needs a 12 month seasoning - I tried. 

To be honest I have only tried local credit unions so far so maybe I need to go one level down from even that.   

Hi Michael,I sent you a PM also.About the HELOC question, I recently got one on a property through Suncoast Federal Credit Union here in Tampa Bay.

Hello,A credit union is probably your best bet.I too have a non-warrantable condo in Metro Atlanta and did a cash out refi 2 years ago at 80% @ 4.25 rate. 

Even the local little banks and credit unions.

I have found one major bank that will give us a HELOC on a rental and called ~30 other banks/credit unions in Atlanta, Georgia and none of them would offer the HELOC unless it is a primary residence.

Equidistant from San Francisco and San Jose would put you at Hayward/Union City.Rent versus Buy?

I participated in the Rio Olympics and four world championships as well as African games.